CD7 9 Sustainable Design and Construction 2014 2

SUSTAINABLE DESIGN AND
CONSTRUCTION
SUPPLEMENTARY PLANNING GUIDANCE
APRIL 2014
LONDON PLAN 2011

IMPLEMENTATION FRAMEWORK
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
COPYRIGHT
GREATER LONDON AUTHORITY
April 2014
Published by
Greater London Authority
City Hall
The Queen’s Walk
More London
London SE1 2AA
www.london.gov.uk
enquiries 020 7983 4100
minicom 020 7983 4458
Crown Copyright
All rights reserved. GLA 10032216 (2014)
Front cover photo: British Land
Copies of this document are available from www.london.gov.uk
Project team – Celeste Giusti, Jane Carlsen, Jorn Peters, Katie Watson, Andrew Barry-Purssell,
Jonathan Brooker, Alex Green, Peter Heath, Ross Hudson, Simon Wyke, Kizzian Owen, Elliot Treharne,
Pete Daw, Peter North, Peter Massini, Matthew Thomas, Jonathan Pauling, Kevin Reid, Alex Nickson,
Doug Simpson, David Solman, Nicola Whittle, Steve Walker, Stephen Moorcroft, Adam Clegg, Paola
Guzman, Gillian Morgan, Alison Ingleby and Jonathan Williams.
The Mayor would like to thank those who contributed to this document by sharing case studies,
photographs and responding to the consultation.
This guidance will form part of the over-arching Sustainable Design and Construction
Portfolio. It is currently envisaged that it will have 2 parts:
A. Sustainable Design and Construction
B. The control of Dust and Emissions During Construction and Demolition

iii

CONSTRUCTION
APRIL 2014
CONTENTSI
MAYOR’S FOREWORD vii
CHAPTER 1 INTRODUCTION 1
Background 2
Sustainable design and construction 3
The national and London context 6
This Supplementary Planning Guidance 7
CHAPTER 2 RESOURCE MANAGEMENT 23

Introduction 24
Land 24
Site layout and building design 31
Energy and carbon dioxide emissions 34
Renewable energy 45
Water efficiency 55
Materials and Waste 60
Nature conservation and biodiversity 67

CHAPTER 3 ADAPTING TO CLIMATE CHANGE AND
GREENING THE CITY 73
Introduction 74
Tackling increased temperature and drought 75
Increasing green cover and trees 78
Flooding 82
CHAPTER 4 POLLUTION MANAGEMENT - LAND, AIR,

NOISE, LIGHT AND WATER 95
Introduction 96
Land contamination 96
Air pollution 98
Noise 103
Light pollution 106
Water pollution 108
APPENDICES 119
Appendix 1 London Plan policies 120
Appendix 2 Relevant legislation and national guidance 123
Appendix 3 Mayoral Strategies and Supplementary Planning Guidance 126
Appendix 4 Housing SPG Standards 128
v
Appendix 5 ‘Air quality neutral’ emission benchmarks for buildings 132

Appendix 6 ‘Air quality neutral’ emission benchmarks for transport 133
Appendix 7 Emissions Standards for solid biomass boilers and CHP
plant for developments 134
vi
vii
FOREWORD This Supplementary Planning Guidance provides

guidance on the easiest and most cost-effective
way to achieve these goals.
It provides guidance on what measures

developers can include in their building designs
and operations to achieve the carbon dioxide
and water consumption targets set out in the
London Plan.
It also provides guidance on how boroughs can

take forward the new approaches set out in the
London Plan, such as carbon-dioxide off-setting,
retrofitting and ‘air quality neutral’.
I have made strong commitments to urban

My 20:20 Vision sets out what is needed for greening and tree planting and this SPG
London to remain the best city in the world. encourages boroughs and developers to do the
The Olympic Park has demonstrated what is same by protecting what we have and greening
achievable in terms of delivering sustainable the city.
buildings, infrastructure and a high quality
environment. Development at the Olympic Park I am confident that the high quality engineers
continues London’s tradition of ambition and and architects we have in London can meet this
ingenuity in design and construction. design challenge. Like the Crystal, buildings
in London will lead the way in showing how
Development in London needs to continue the pollution, carbon dioxide emissions and water
city’s leading approach so that we can reach consumption can be minimised and make
my target of reducing London’s overall carbon a positive contribution to London’s built
dioxide emissions by 60% by 2025 and reduce environment.
pollution across the city. We also need to ensure
development supports resilient low carbon I encourage you to implement the content
infrastructure across London to support a rapidly of this SPG to ensure sustainable design and
growing population and economy. construction in London results in the most
resilient city in the world that is well on its way
These achievements will be made easier by to being a smart and well-connected city.
having clear targets at the very start of the
design process. My London Plan sets targets
for development across London to facilitate the
contribution development can make towards
these goals and ensure London remains a great
place to live, work and play into the future, as Boris Johnson
well as to attract further investment. Mayor of London
DONNYBROOK
©PBA
OPEN AIR THEATRE HAWORTH

TOMPKINS PHILIP SAYER
Chapter 1
INTRODUCTION
1.1 BACKGROUND
be essential to minimise the need for
further energy infrastructure to support
1.1.1 London’s size, density and the age of its London’s growing population and
infrastructure have led to the reliance on economy and their increasing demand
resources beyond its borders, incidence for energy to run equipment. London is
of pollution, and the inefficient use of progressing to ensure resilient energy
some resources. For example, on average infrastructure5, including low carbon
Londoners use approximately 167 litres energy infrastructure is provided.
of potable water per person per day1.
This is 14% more than the England and 1.1.4 Whilst carbon dioxide emissions in
Wales average, despite London already London are relatively low, the location,
being in one of the driest parts of the size and development patterns of London
country. When it rains heavily, the sewer make it susceptible to the impacts of
interceptors overflow 60 times a year, climate change. The predicted impacts
releasing 39 million cubic metres/tonnes of climate change, without measures
of diluted but untreated sewage into the taken to address the anticipated
Thames2. London continues to exceed effects, include increased flooding
EU limit values for nitrogen dioxide from rivers and due to the increased
(NOx) and remains at risk of exceeding number of intense storms, overheating
EU limit values for particulate matter within buildings, potentially poorer air
(PM10), which can cause serious health quality and greater pressure on building
problems and reduces the quality of life foundations and vegetation due to the
of Londoners3. shrinkage and swelling of the soil.
1.1.2 However, London’s characteristics have 1.1.5 With a growing population and economy,
also enabled the efficient use of land and it is essential London has sufficient
the provision of large scale infrastructure infrastructure and access to resources,
including low carbon public transport. whilst considering the potential
London’s carbon dioxide emissions at impacts of a changing climate and the
5.9 tonnes per person per year are the exposure of its residents, workers and
lowest in the country (on a regional visitors to pollution. In addition, these
basis), well below the UK average of 7.1 resources need to remain of a sufficient
tonnes (2008)4. This is, in part, due to standard for consumption to support a
high usage of public transport compared growing economy. To ensure a healthy
to the greater reliance on private cars environment, pollution and waste across
outside the capital. London needs to be prevented and
reduced.
1.1.3 The use of energy is changing, with
a significant growing demand for 1.1.6 London cannot tackle climate change
electricity, including from our homes alone, however it can lead on measures
but especially from large office to mitigate and adapt to climate change
developments. Reducing demand so that London becomes a world leader
through improving the energy efficiency in improving the environment, not only
of existing and new development will ensuring the resilience of London but
3
also demonstrating London’s innovation to sustainable design and construction.

and supporting the green economy. The London Plan policies that relate to
sustainable design and construction are
1.1.7 London has already led the way in summarised in Appendix 1.
delivering sustainable development
through the London Olympics and many
buildings that have been awarded the
highest in environmental assessment.
Schemes include:
• Siemen’s Crystal (BREEAM Outstanding

and LEED Platinum) at the Royal
Victoria Docks
• One Embankment Place, Charing Cross
(BREEAM Outstanding)
• One Southampton Street, Covent
Garden (refurbishment to BREEAM
Excellent)
• Quadrant 2 South, Regent Street
(refurbishment of a listed building to
BREEAM Outstanding)
• LSE’s New Students’ Centre (BREEAM
Outstanding)
• Crouch Hill Park School (BREEAM
Outstanding)
• Athletes Village for the London 2012
Olympic and Paralympic Games
• Camden Passivhaus6
Full details can be found on the

BREEAM web-site7.
1.2 SUSTAINABLE DESIGN AND

CONSTRUCTION
1.2.1 To support London’s resilience to a

changing climate and to tackle climate
change, the London Plan contains
a policy on sustainable design and
construction.
1.2.2 The London Plan includes a further

range of policies, primarily in Chapters
5 and 7 that deal with matters relating
POLICY 5.3 SUSTAINABLE DESIGN AND d minimising pollution (including

CONSTRUCTION noise, air and urban runoff)
STRATEGIC
e minimising the generation of waste
A The highest standards of sustainable and maximising reuse or recycling
design and construction should be
achieved in London to improve the f avoiding impacts from natural
environmental performance of new hazards (including flooding)
developments and to adapt to the
effects of climate change over their g ensuring developments are
lifetime comfortable and secure for users,
PLANNING DECISIONS including avoiding the creation of
adverse local climatic conditions
B Development proposals should
demonstrate that sustainable design h securing sustainable procurement of
standards are integral to the proposal, materials, using local supplies where
including its construction and feasible, and
operation, and ensure that they are
considered at the beginning of the i promoting and protecting
design process. biodiversity and green
infrastructure.
C Major development8 proposals LDF PREPARATION
should meet the minimum standards
outlined in the Mayor’s supplementary D Within LDFs boroughs should consider
planning guidance and this should be the need to develop more detailed
clearly demonstrated within a design policies and proposals based on the
and access statement. The standards sustainable design principles outlined
include measures to achieve other above and those which are outlined in
policies in this Plan and the following the Mayor’s supplementary planning
sustainable design principles: guidance that are specific to their
local circumstances.
a minimising carbon dioxide emissions
across the site, including the 1.2.3 Sustainable development is development
building and services (such as that meets the needs of the present
heating and cooling systems) generation without compromising the
ability of future generations to meet their
b avoiding internal overheating and own social, economic and environmental
contributing to the urban heat needs. To achieve sustainable
island effect development, the development industry
needs to implement sustainable design
c efficient use of natural resources and construction practices. This is
(including water), including making the careful consideration of how the
the most of natural systems both design, building services and project
within and around buildings management from inception can
5
influence the amount of resources used between design figures and actual
during a development’s construction, readings.
occupation and management.
CLIMATE CHANGE ACT 2008
1.2.4 London imports most of the materials it
requires for development and to sustain The Climate Change Act sets legally binding
Londoners and business. However many greenhouse gas emission reductions targets of
resources are diminishing or becoming at least 80% by 2050 (with an interim target
more difficult to access and their use, of 26% by 2020) against a 1990 baseline,
such as combustion of fuels for energy, which are to be achieved through action taken
has led to local pollution such as poor in the UK and abroad.
air and water quality as well as global
concerns such as climate change. The BUILDING REGULATIONS
reduced use of materials has economic
benefits whilst addressing environmental The Building Regulations set out statutory
and health concerns. standards developments are to meet. These
standards cover measures including energy
1.2.5 It is generally acknowledged that efficiency, water efficiency, sanitation, fire
designing in sustainability measures safety, sound resistance and ventilation. Part
at the outset of a development’s L of the Building Regulations covers energy
design can minimise any additional efficiency and sets out the maximum carbon
perceived costs. Therefore it is essential dioxide occupied buildings are to emit. The
designers consider the guidance in this Government has stated that Part L of the
Supplementary Planning Guidance (SPG) Building Regulations will be tightened in
at the inception of their development 2013 and again in 2016 when it will set out
and during procurement and construction the requirement for ‘zero carbon’ residential
stages, setting clear targets from the properties.
outset. Part G of the Building Regulations seeks
to limit the domestic use of water. This is
1.2.6 Some assessment tools enable a building assessed using a water calculator, which is the
to be monitored once it has been same as that used for the Code for Sustainable
completed. Various studies9 have shown Homes11
that there is often a gap between the
predicted energy use (and therefore
carbon dioxide emissions) buildings
are designed to achieve and how they
perform once they are occupied. Various
organisations are carrying out research
into why there is this gap and whether
there are ways to address this. One
example of this research is CarbonBuzz10,
which provides a tool that collects
anonymous building energy consumption
data to highlight the performance gap
1.3 THE NATIONAL AND LONDON

CONTEXT transport, tree preservation orders, waste
water, water supply and water quality.
NATIONAL
1.3.4 The Environment Agency, Natural
1.3.1 Sustainable design and construction England, Forestry Commission have
also supports London’s compliance with issued a joint publication Building a
international and national legislation that Better Environment12, as a guide to
has been introduced to restrict pollution developers setting out the role and
and protect health and the environment. responsibilities of each agency across
The national legislation and regulations a range of environmental sustainability
most relevant to new and existing topics.
buildings in London are detailed below.
Details of further legislation and national 1.3.5 The Government has published a
policies are provided in Appendix 2. Ministerial Statement on the Housing
Standards Review which is to reduce the
1.3.2 The National Planning Policy Framework range of local authority standards that
(NPPF) sets the planning context for apply to housing developments across
sustainable design and construction. the country. The Mayor’s submission
The NPPF states that the purpose of the to the original consultation made a
English planning system is to contribute strong case for him to be able to keep
to the achievement of sustainable the standards set out in his Housing
development. It notes that sustainable SPG. In addition the Mayor’s Funding
development comprises three elements Prospectus for the Funding and Delivery
- economic, social and environmental, of affordable housing (2015-2018
which cannot be considered in isolation Programme) includes environmental
as they are mutually dependent. The standards in line with the London Plan.
NPPF states that the planning system The Government will publish draft
should play an active role in guiding regulations and technical standards to
development to sustainable solutions. It support the Housing Standards Review in
outlines broad national planning policy the summer (2014), with the necessary
on carbon dioxide emissions and climate statutory regulations and supporting
change mitigation, flooding and climate documents coming into force at the
chnage adaptation, polution control and turn of the year. The Government has
nature conservation. indicated that it wishes to work with the
Mayor to resolve any tensions between
1.3.3 The NPPF is supported by the National its national approach on housing
Planning Policy Guidance (NPPG), which standards and that which the Mayor has
provides further, more detailed national had in place for sometime. The Housing
guidance on planning matters such as Standards Review will not affect policies
air quality, climate change, flood risk, that apply to the exterior of housing
hazardous substances, land affected development and do not apply to non-
by contamination, land stability, light residential development.
pollution, natural environment, noise,
renewable and low carbon energy,
7
LONDON 1.4 THIS SUPPLEMENTARY

PLANNING GUIDANCE
1.3.6 The Revised Early Minor Alterations to
the London Plan set out that the London THE ROLE OF THIS SPG
Plan can be seen as the expression of
national policy for London, tailored 1.4.1 The role of planning is to set clear targets
to meet local circumstances and to and highlight efficient ways to reach
respond to the opportunities to achieve these targets. Setting clear sustainability
sustainable development here. This is and performance targets prior to the
reflected in the London Plan’s spatial design conception provides a clear goal
vision and its policies on the location for the whole design and construction
of development and on infrastructure, teams. Employing a multi-disciplinary
including transport and energy team from the conception of the
infrastructure. project, covering design, construction,
management and operation will help
1.3.7 London Plan policies aim to support ensure all the sustainability measures
developments in meeting national and implemented are suitable for the scheme
international policies. The London Plan and its occupiers and will be maintained.
sets out clear environmental targets
for developers in London to meet 1.4.2 This SPG aims to support developers,
when designing their developments. local planning authorities and
Supplementary Planning Guidance neighbourhoods to achieve sustainable
provides further details and best practice development. It provides guidance on
on how to achieve these targets in the to how to achieve the London Plan
most efficient and effective way. objectives effectively, supporting the
Mayor’s aims for growth, including the
1.3.8 The Mayor’s 2020 Vision sets out the delivery of housing and infrastructure.
agenda for London, making the case
for London to government and to the 1.4.3 The guidance in this SPG is intended to:
world. It is a route map and a manifesto,
so that government has a clear idea of • provide detail on how to implement the
how investment in London can help sustainable design and construction
drive the rest of the UK economy as and wider environmental sustainability
well as being a prospectus for investors policies in the London Plan;
from around the world. It sets an • provide guidance on how to develop
ambition for a cleaner safer London more detailed local policies on
for healthy and happy Londoners. The sustainable design and construction;
document sets out ambitions for high • provide best practice guidance on how
quality housing, sustainable drainage to to meet the sustainability targets set
address sewer flooding, innovative ways out in the London Plan; and
to meet increasing demand for fresh • provide examples of how to implement
water, supporting energy infrastructure, sustainability measures within
including local generation, increase tree developments.
cover and improved air quality.
1.4.4 This guidance relates to the
implementation of London Plan Policy to addressing sustainability beyond the

5.3, but also a range of policies on targets and policies in the London Plan.
sustainability as well as those that aim
to create a pleasant environment to live 1.4.7 This SPG provides more detailed
in (see Chapter 7 of the London Plan). guidance to aid implementation that
It also builds on the policies set out in cannot be covered in the London Plan.
the National Planning Policy Framework, It updates the standards that were
providing specific advice for London. developed for the Mayor’s SPG on
Implementing the guidance in this SPG Sustainable Design and Construction in
will facilitate the contribution made by 2006 and identifies these as priorities
development to the Mayor’s strategic for the Mayor. The guidance provided
targets: in the 2006 SPG regarding some of the
social sustainability elements and health
• of an overall reduction in London’s inequalities are now covered in other
carbon dioxide emissions of 60 per cent SPGs, including the Housing SPG and
(below 1990 levels) by 2025; the emerging Lifetime Neighbourhoods
• that 25 per cent of the heat and power and Neighbourhood Planning SPG and
used in London to be generated through Accessible Environments SPG.
the use of localised decentralised
energy systems by 2025; 1.4.8 This SPG provides guidance and practical
• to increase the amount of surface area advice for those designing schemes
greened in the Central Activities Zone including architects, developers and
by at least five per cent by 2030, and a engineers as well as those developing
further five per cent by 2050; planning policy and neighbourhood
• increase London’s tree cover by five per plans. The guidance should also be used
cent by 2025 ; by borough planners when considering
• to contribute to the achievement of EU planning applications. This guidance
limit values for air pollution; and applies equally to the development of
• that 95% of construction, demolition existing, including refurbishments and
and excavation waste is recycled/re- changes of use as well as new buildings.
used by 2020, and that 80% recycling However, all schemes have unique site
of that waste as aggregates. conditions and mix of uses resulting in
an individual energy demand and design
1.4.5 These targets are monitored through solutions to address climate change. The
the Annual Monitoring report and the guidance in this SPG should be tailored
indicators associated with the Mayor’s to ensure individual design solutions are
various environmental strategies. applied.
1.4.6 A list of the relevant Mayor’s strategies 1.4.9 Whilst the guidance in this SPG should be
and Supplementary Planning Guidance followed to ensure the design enables the
on this issue is provided in Appendix 3. fullest contribution to sustainable design
Whilst guidance in this SPG builds on and construction objectives it needs
published policies on the London Plan, to be tailored to cater for the specific
the Mayor welcomes innovative solutions characteristics of the development.
9
The priorities set out in this guidance London.

are flexible enough to be adapted
into developments across London and 1.4.11 Developers should set out in their Design
should be used as a reference to guide and Access Statements or separate
boroughs in the adoption of their own Energy and Sustainability statements how
local standards. Boroughs may want to their scheme has incorporated the advice
supplement any priorities or use their set out in this guidance, showing how
own, based on locally-derived evidence the Mayor’s priorities set out in this SPG
and data to ensure they are deliverable. have been addressed in the proposed
development.
1.4.10 This guidance focuses on environmental
sustainability, but implementing STATUS OF THE SPG
measures set out in this guidance
will also result in social and economic 1.4.12 This document sets out guidance
sustainability benefits. Wider benefits supplementary to London Plan policies
of having a sustainable development and forms part of the Implementation
industry and providing sustainable Framework to the London Plan. As
development include: SPG, this document does not set new
policy, but explains how policies in the
• a resilient and competitive London; London Plan should be carried through
• competitive advantage for business and into action. It will assist boroughs when
property owners; preparing their Local Plans and will also
• supporting green industries, be a material planning consideration
demonstrating London’s innovation and when determining planning applications.
expertise;
• compliance with corporate social 1.4.13 Where the London Plan and this
responsibility policies; SPG refer to Local Plans it is advice
• making efficient use of existing to boroughs in preparing their Local
infrastructure and resources, including Development Frameworks (what the
energy, water and waste ; Government’s National Planning
• investment in additional infrastructure; Framework terms ‘local plans’) and to
• energy security by reducing the reliance those preparing neighbourhood plans.
on imported fuels;
• resilient development that needs less or 1.4.14 This SPG also provides guidance
later re-investment; for neighbourhood forums and
• compliance with energy legislation13; local communities in shaping their
• improved living and working neighbourhood plans.
environments, increasing productivity;
• lower fuel and water bills, including 1.4.15 While this SPG does not have formal
reducing fuel and water poverty; and development plan status, as it has
• contributing to a well-designed city with undergone a formal consultation process
appealing buildings, spaces and green and has been formally adopted by
infrastructure which enhances people’s the Mayor as supplementary planning
experiences of living and working in guidance under his powers under the
Greater London Authority Act 1999 (as Mayor’s priorities and best practice
amended) it is a material consideration approaches for sustainable design and
in drawing up local and neighbourhood construction:
plans and in taking planning decisions.
STRUCTURE OF THE SPG
1.4.16 This SPG has the following format:
• Introduction – Background, Sustainable

design and construction, National and
London Context, this SPG, Summary of
the Mayor’s Priorities and Best practice;
• Resource management – land (including
basements and lightwells and local
food growing), site layout and building
design, energy and carbon dioxide
emissions, water efficiency, materials
(including reuse of waste), nature
conservation and biodiversity;
• Climate change adaptation –
overheating, heat and drought resistant
planting, resilient foundations, urban
greening, trees, surface water flooding,
flooding and risk management;
• Pollution management – contaminated
land, air pollution, noise pollution, light
pollution, water pollution (surface and
waste water treatment).
1.4.17 Each section sets out the Mayor’s

priorities for the particular topic area,
which the Mayor seeks developers to
address in all development proposals.
Some sections also contain best practice
ambitions, which the Mayor strongly
encourages be delivered in appropriate
developments. To support these headline
approaches, the SPG includes detailed
guidance for boroughs and developers,
signposts to further information and best
practise examples.
1.4.18 The following is a summary of the

11
Figure 1.1 PLANNING POLICY FRAMEWORK
NATIONAL GUIDANCE
PLANNING POLICY STATEMENT
NATIONAL PLANNING
POLICY FRAMEWORK
THE LONDON PLAN 2011

CONSTRUCTION PORTFOLIO
Control of Dust
Sustainable Design
and Emissions
and Construction
From Construction
SPG
and Demolition SPG
LOCAL
DEVELOPMENT
FRAMEWORK (LDFs)
Core Strategy
DEVELOPMENT PLAN
DOCUMENTS (DPDs)
SUPPLEMENTARY AREA ACTION NEIGHBOURHOOD

PLANNING PLANS (AAPs) PLANS (NPs)
DOCUMENTS (SPDs)
Table 1.1 SUMMARY OF THE MAYOR’S PRIORITIES AND BEST PRACTICE
RESOURCE MANAGEMENT
LAND
Optimising the use of land
Mayor’s Priority London Plan policy
Through both their Local Plans and planning decisions, 1.1, 2.6, 2.7, 2.8, 2.9, 2.10,
boroughs should ensure development patterns reflect the 2.11, 2.12, 2.13, 2.14, 2.15,
strategic spatial vision for London’s growth as set out in 2.16, 2.17, 2.18, 3.3, 6.1
Chapter 2 of the London Plan.
Through both their Local Plans and planning decisions, 1.1, 3.3
boroughs should aim for 100% of development to be delivered
on previously developed land.
Developers should optimise the scale and density of their 3.4, 4.3, 7.6
development, considering the local context, to make efficient
use of London’s limited land.
Basements and lightwells
Mayor’s best practice London Plan policy
Where there is pressure for basement developments, boroughs 3.5, 5.12, 5.13, 5.14, 7.13,
should consider whether there are any particular local 7.19, 7.21
geological or hydrological issues that could particularly effect
their construction, and adopt appropriate policies to address
any local conditions.
When planning a basement development, developers should 5.12, 5.13, 7.13, 7.19
consider the geological and hydrological conditions of the site
and surrounding area, proportionate to the local conditions,
the size of the basement and lightwell and the sensitivity of
adjoining buildings and uses, including green infrastructure.
When planning and constructing a basement development, 5.3, 5.18, 6.3, 7.14, 7.15
developers should consider the amenity of neighbours.
Local food growing
To protect existing established food growing spaces. 2.18, 3.2, 5.3, 5.10, 5.11,
7.18, 7.22.
To provide space for individual or communal food growing, 2.18, 3.2, 5.3, 5.10, 5.11,
where possible and appropriate. 5.21, 7.18, 7.22.
To take advantage of existing spaces to grow food, including 2.18, 3.2, 5.3, 5.10, 5.11,
adapting temporary spaces for food growing. 5.21, 7.18, 7.22.
SITE LAYOUT AND BUILDING DESIGN

13

Any existing buildings that can be practically refurbished, 5.3, 5.4
retrofitted, altered, or extended should be retained and reused.
A mix of uses, where suitable should be included to provide 4.3, 6.1
a range of services commensurate to the public transport
accessibility.
The design of the site and building layout, footprint, scale and 2.18, 5.2, 5.3, 5.4, 5.6, 5.7,
height of buildings as well as the location of land uses should 5.9, 5.10, 5.11, 5.12, 5.13,
consider: 5.16, 5.18, 5.21, 6.1, 6.7,
6.9, 6.10, 6.11. 6.13, 7.1,
Existing features 7.6, 7.14, 7.15, 7.18, 7.19,
7.21, 7.22
• the possible retention and reuse of existing buildings and
structures; and
• the retention of existing green infrastructure, including
trees and other ecological features, and potential for its
improvement and extension;
• access routes to public transport and other facilities that
minimise the use of private transport ;
New design of development

• the existing landform;
• the potential to take advantage of natural systems such as
wind, sun and shading;
• the principles sets out London Plan policies 7.1 and 7.6;
• the potential for adaption and reuse in the future;
• potential for incorporating green infrastructure, including
enhancing biodiversity;
• potential for incorporating open space, recreation space,
child play space;
• energy demands and the ability to take advantage of
natural systems and low and zero carbon energy sources;
• site wide infrastructure;
• access to low carbon transport modes;
• the promotion of low carbon transport modes, including
walking and cycling ;
• potential to address any local air quality, noise disturbance,
flooding and land contamination issues; and
• the potential effect on the micro-climate.
Energy and carbon dioxide emissions
The overall carbon dioxide emissions from a development 5.2, 5.3
should be minimised through the implementation of the energy
hierarchy set out in London Plan policy 5.2.

Developments should be designed to meet the following 5.2
Regulated carbon dioxide standards, in line with London Plan
policy 5.2.
Residential buildings
Year Improvements beyond 2010
Building Regulations
1st October 2013 - 2016 40 per cent
2016 - 2031 Zero carbon
Non-domestic buildings
Year Improvements beyond 2010
Building Regulations
1st October 2013 - 2016 40 per cent
2016 - 2019 As per the Building Regulation
requirements

Developments should contribute to ensuring resilient energy 5.1, 5.5, 5.6, 5.7, 5.8, 5.17
infrastructure and a reliable energy supply, including from local
low and zero carbon sources.
Developers are encouraged to include innovative low and zero 5.2, 5.17
carbon technologies to minimise carbon dioxide emissions
within developments and keep up to date with rapidly improving
technologies.
Energy demand assessment
Development applications are to be accompanied by an energy 5.2
demand assessment
Use less energy
The design of developments should prioritise passive measures. 5.2, 5.3, 5.9
Developers should aim to achieve Part L 2013 Building 5.2, 5.3
Regulations requirements through design and energy efficiency
alone, as far as is practical.
Efficient energy supply
Where borough heat maps have identified district heating 5.5, 5.6
opportunities, boroughs should prepare more detailed Energy
Master Plans (EMPs) to establish the extent of market
competitive district heating networks.
15
Developers should assess the potential for their development 5.5, 5.6
to:
• connect to an existing district heating or cooling network;
• expand an existing district heating or cooling network, and
connect to it; or
• establish a site wide network, and enable the connection of
existing buildings in the vicinity of the development.
Where opportunities arise, developers generating energy or 5.5, 5.6
waste heat should maximise long term carbon dioxide savings
by feeding the decentralised energy network with low or zero
carbon hot, and where required, cold water.
Renewable energy
Boroughs and neighbourhoods should identify opportunities 5.4, 5.7
for the installation of renewable energy technologies in their
boroughs and neighbourhoods.
Major developments should incorporate renewable energy 5.7
technologies to minimise overall carbon dioxide emissions,
where feasible.
Carbon dioxide off-setting
Boroughs should establish a carbon off-set fund and identify 5.2, 5.4
suitable projects to be funded.
Where developments do not achieve the Mayor’s carbon 5.2, 5.4
dioxide reduction targets set out in London Plan policy 5.2, the
developer should make a contribution to the local borough’s
carbon dioxide off-setting fund.
Retrofitting
Boroughs should set out policies to encourage the retrofitting 5.4, 5.15
of carbon dioxide and water saving measures in their borough.
Where works to existing developments are proposed developers 5.4, 5.15
should retrofit carbon dioxide and water saving measures.
Monitoring energy use
Developers are encouraged to incorporate monitoring 5.2, 5.3
equipment, and systems where appropriate to enable occupiers
to monitor and reduce their energy use.
Supporting a resilient energy supply
Developers are encouraged to incorporate equipment that 5.2, 5.3

would enable their schemes to participate in demand side
response opportunities.
Water efficiency
Developers should maximise the opportunities for water saving 5.3, 5.13, 5.15
measures and appliances in all developments, including the
reuse and using alternative sources of water.
Developers should design residential schemes to meet a water 5.3, 5.15
consumption rate of 105 litres or less per person per day.
New non-residential developments, including refurbishments, 5.3, 5.15
should aim to achieve the maximum number of water credits
in a BREEAM assessment or the ‘best practice’ level of the
AECB (Association of Environment Conscious Building) water
standards.
Where a building is to be retained, water efficiency measures 5.3, 5.4, 5.15
should be retrofitted.
All developments should be designed to incorporate rainwater 5.3, 5.13, 5.15
harvesting.
All residential units, including individual flats / apartments and 5.15
commercial units, and where practical, individual leases in large
commercial properties should be metered.
Materials and waste
Design phase
The design of development should prioritise materials that: 5.3, 5.20, 7.6, 7.14
o have a low embodied energy, including those that
can be re-used intact or recycled;
 at least three of the key elements of the building
envelope (external walls, windows roof, upper floor
slabs, internal walls, floor finishes / coverings) are to
achieve a rating of A+ to D in the BRE’s The Green
Guide of specification;
o can be sustainably sourced;
 at least 50% of timber and timber products should
be sourced from accredited Forest Stewardship
Council (FSC) or Programme for the Endorsement of
forestry Certification (PEFC) source;
o are durable to cater for their level of use and expo-
sure; and
will not release toxins into the internal and external environment,
including those that deplete stratospheric ozone
17
Mayor’s Best Practice London Plan Policy

The design of developments should maximise the potential to use 5.3, 7.6
pre-fabrication elements.
Construction phase
Mayor’s Priority London Plan Policy
Developers should maximise the use of existing resources and 5.3, 5.20
materials and minimise waste generated during the demolition and
construction process through the implementation of the waste
hierarchy.
Occupation phase
Developers should provide sufficient internal space for the storage 5.3, 5.17
of recyclable and compostable materials and waste in their schemes.
The design of development should meet borough requirements for 5.3, 5.17
the size and location of recycling, composting and refuse storage
and its removal.
Nature conservation and biodiversity
There is no net loss in the quality and quantity of biodiversity. 5.3, 7.19
Developers make a contribution to biodiversity on their develop- 5.3, 7.19
ment site.
Climate change adaptation

Tackling increased temperature and drought
Overheating
Developers should include measures, in the design of their 5.3, 5.9
schemes, in line with the cooling hierarchy set out in London
Plan policy 5.9 to prevent overheating over the scheme’s life-
time
Heat and drought resistant planting
Mayor’s Best practice London Plan policy
The design of developments should prioritise landscape plant- 5.3, 5.15
ing that is drought resistant and has a low water demand for
supplementary watering.
Resilient foundations
Mayor’s Best practice London Plan policy
Developers should consider any long term potential for extreme 5.3, 7.6
weather events to affect a building’s foundations and to ensure
they are robust
Increasing green cover

Urban greening
Developers should integrate green infrastructure into develop- 2.18, 5.3, 5.10, 5.11
ment schemes, including by creating links with wider green
infrastructure network.
Major developments in the Central London Activity Area (CAZ) 5.10
should be designed to contribute to the Mayor’s target to in-
crease green cover by 5% in this zone by 2030.
Trees
Developments should contribute to the Mayor’s target to in- 5.3, 5.10, 7.21
crease tree cover across London by 5% by 2025.
Any loss of a tree/s resulting from development should be 5.3, 5.10, 7.21
replaced with an appropriate tree or group of trees for the loca-
tion, with the aim of providing the same canopy cover as that
provided by the original tree/s.
Flooding
Surface water flooding and Sustainable drainage
Through their Local Flood Risk Management Strategies bor- 5.3, 5.12
oughs should identify areas where there are particular surface
water management issues and develop policies and actions to
address these risks
Developers should maximise all opportunities to achieve 5.12, 5.13
greenfield runoff rates in their developments
When designing their schemes developers should follow the 5.13
drainage hierarchy set out in London Plan policy 5.13
Developers should design Sustainable Drainage Systems 5.3, 5.13, 5.14
(SuDS) into their schemes that incorporate attenuation for
surface water runoff as well as habitat, water quality and
amenity benefits.
Flood resilience and resistance of buildings in flood risk areas
Development in areas at risk from any form of flooding 5.3, 5.12, 5,13
should include flood resistance and resilience measures in
line with industry best practice.
Flood Risk Management
Developments are designed to be flexible and capable of 5.3, 5.12
being adapted to and mitigating the potential increase in
flood risk as a result of climate change.
19
Developments incorporate the recommendation of the 5.3, 5.12

TE2100 plan for the future tidal flood risk management in
the Thames estuary.
Where development is permitted in a flood risk zone, 5.3, 5.12
appropriate residual risk management measures are to be
incorporated into the design to ensure resilience and the
safety of occupiers.
Other sources of flooding
All sources of flooding need to be considered when 5.3, 5.12, 5.13
designing and constructing developments.
POLLUTION MANAGEMENT
Land contamination
Developers should set out how existing land contamination 3.2, 5.3, 5.21
will be addressed prior to the commencement of their
development.
Potentially polluting uses are to incorporate suitable 3.2, 5.3, 5.21
mitigation measures.
Air quality
Developers are to design their schemes so that they are at 7.14
least ‘air quality neutral’.
Developments should be designed to minimise the 5.3, 7.14
generation of air pollution.
Developments should be designed to minimise and mitigate 3.2, 5.3, 7.14
against increased exposure to poor air quality.
Developers should select plant that meets the standards for 7.14
emissions from combined heat and power and biomass plants
set out in Appendix 7.
Developers and contractors should follow the guidance 5.3, 7.14
set out in the emerging The Control of Dust and Emissions
during Construction and Demolition SPG when constructing
their development.
Noise
Areas identified as having positive sound features or as 3.2, 7.15
being tranquil should be protected from noise.
Noise should be reduced at source, and then designed out of 3.2, 5.3, 7.6,.7 .15
a scheme to reduce the need for mitigation measures.
Light pollution
Developments and lighting schemes should be designed to 5.2, 5.3, 6.7
minimise light pollution.
Water pollution
Surface water runoff
21
In their aim to achieve a greenfield runoff rate developers 5.3, 5.13, 5.14
should incorporate sustainable urban drainage systems
(SuDS) into their schemes which also provide benefits for
water quality.
Encourage good environmental practice to help reduce 5.3, 5.13, 5.14
the risk from business activities on the London water
environment.
Encourage those working on demolition and construction 5.3, 5.14
sites to prevent pollution by incorporating prevention
measures and following best practice.
Wastewater treatment
Residential developments discharging domestic sewage 5.3, 5.14
should connect to the public foul sewer or combined sewer
network where it is reasonable to do so.
Commercial developments discharging trade effluent should 5.3, 5.14
connect to the public foul sewer or combined sewer network
where it is reasonable to do so subject to a trade effluent
consent from the relevant sewerage undertaker.
Developments should be properly connected and post- 5.3, 5.14
construction checks should be made by developers to ensure
that mis-connections do not occur.
PHOTO DESCRIPTION
SOLAR PANELS, CITY HALL
Chapter 2
RESOURC E
MANAGEMENT
2.1 INTRODUCTION
2.10, 2.11, 2.12, 2.13, 2.14, 2.15, 2.16,
2.17, 2.18, 3.3, 6.1
2.1.1 London is a growing city with a limited
supply of land for economic, residential, Through both their Local Plans and planning
recreational and natural land uses. decisions, boroughs should aim for 100% of
Therefore it is essential that developers development to be delivered on previously
make the most of the opportunities developed land.
provided by their site, based on its London Plan Policy 1.1, 3.3
specific circumstances. Buildings and
their surrounding should be designed Developers should optimise the scale and
and built to improve the local and wider density of their development, considering
environment and minimise their demand the local context, to make efficient use of
on wider resources including land, London’s limited land.
energy, water and materials. This also London Plan Policy 3.4, 4.3, 7.6
helps to minimise the need for expensive
physical infrastructure. 2.2.2 Chapters 2 and 6 of the London
Plan include a range of policies on
2.2 LAND development and transport that set out
a hierarchy for spatial growth across
KEY GUIDANCE AREAS London. This hierarchy for growth should
be reflected in boroughs’ Local Plans as
2.2.1 This section of the SPG provides well as neighbourhood plans. In addition,
guidance on the following key areas: London Plan policy 2.13 identifies the
most suitable areas for the intensification
• optimising the use of land, including of development based on the amount
through optimising density and design, of land available for regeneration and
considering the accessibility of the site improved local transport capacity. At
and its local context; a local level, boroughs should identify
• the excavation of basements and land suitable for intensification and the
lightwells, including giving consideration potential uses for these sites in their Site
to ground and surface water flooding, Allocation Documents, Area Action Plans
land stability, impact on neighbours and or Neighbourhood Plans.
the local environment; and
• local food growing. 2.2.3 Through careful design, developers
should ensure their schemes optimise
OPTIMISING THE USE OF LAND
density. The design should enable the
development to sit comfortably within
MAYOR’S PRIORITIES
the local context and provide a high
Through both their Local Plans and quality living or working environment,
planning decisions, boroughs should ensure including the provision of amenity and
development patterns reflect the strategic open space. The delivery of sufficient
spatial vision for London’s growth as set out housing, employment space and
in Chapter 2 of the London Plan. supporting infrastructure on existing sites
London Plan Policy 1.1, 2.6, 2.7, 2.8, 2.9, will result in less pressure to development
25
open spaces and other green or public buildings and uses, including green
spaces . Recommended housing densities infrastructure.
are provided in London Plan policy 3.4 – London Plan Policy 5.12, 5.13, 7.6, 7.13,
Optimising housing potential and further 7.19
guidance is provided in the Mayor’s
Housing SPG and his emerging Character When planning and constructing a basement
and Context SPG . development, developers should consider the
amenity of neighbours.
SIGNPOSTS London Plan Policy 5.3, 5.18, 6.3, 7.14,
7.15
Housing density study. Maccreanor
Lavington Architects, Emily Greeves 2.2.4 Basements have formed part of London’s
Architects, Graham Harrington Planning built form for centuries and contribute
Advice. 2011. to the efficient use of London’s limited
This report, using images of real and land. These older basements, some
hypothetical housing schemes, highlights how forming part of the original building,
design and management can help optimise have generally been single storey. As
density in different local contexts. technology has improved, large multi-
http://www.london.gov.uk/priorities/ storey basements have been excavated as
planning/research-reports/planning-for- part of large commercial developments.
housing-publications More recently basements and lightwells
are being excavated below existing
BASEMENT AND LIGHT WELLS residential properties in areas where more
visible extensions are not supported by
MAYOR’S BEST PRACTICE the local planning policies. Whilst new
and extended basements to residential
Where there is pressure for basement properties provide additional living space,
developments, boroughs should consider they generally do not result in additional
whether there are any particular local residential units.
geological or hydrological issues that could
particularly effect their construction, and 2.2.5 Within certain limits the excavation of
adopt appropriate policies to address any local basements below the footprint of a
conditions. dwellinghouse may not need planning
London Plan Policy 3.5, 5.12, 5.13, 5.14, permission and therefore the planning
7.6, 7.13, 7.19, 7.21 system has limited control over these
excavations. These basements are
MAYOR’S PRIORITIES allowed by national regulations, the
General Permitted Development Order
When planning a basement development, (as amended)14. Lightwells are considered
developers should consider the geological an engineering operation and therefore
and hydrological conditions of the site and do require planning permission.
surrounding area, proportionate to the local
conditions, the size of the basement and 2.2.6 Where planning permission is not
lightwell and the sensitivity of adjoining required there is other legislation that
may provide some control over the • areas subject to tidal and/or fluvial
excavation of a basement. These include: flooding.
• The Party Wall Act; 2.2.10 Mitigation measures can be included

• The Highways Act; into basement proposals to address local
• The Building Regulations; and geological and hydrological conditions
• Environmental Pollution and Control as well as to protect the amenity of
legislation. nearby occupiers. Boroughs can set
out in planning guidance what local
2.2.7 The excavation of basements below mitigation measures would be suitable
existing properties is generally not a and whether the proposal’s ability to
strategic issue due to their limited size. implement this mitigation measures
However, the cumulative impact of needs to be demonstration at planning
basement developments could have application stage or can be secured
wider impacts, if they are not designed by way of planning conditions. Local
appropriately. planning policy could seek expert
evidence by a suitably qualified person
2.2.8 In some cases the excavation of to support applications for basement and
basements may cause harm to the lightwell development and to recommend
amenity of neighbours, affect the appropriate mitigation measures. Some
stability of buildings and other structures potential mitigation measures are
, cause drainage or flooding problems, outlined in the sections below.
or damage the character of an area and
the natural environment. Even where Ground / perched and surface water
planning permission is not required, flooding
developers should consider these issues Ground / perched water
to protect their property as well as their
neighbours from any potential adverse 2.2.11 Some areas of London have geology
effects from the excavation of their that can trap water below the surface,
basement. for example a permeable gravel layer
underlain by impermeable clay. This
2.2.9 Areas where the excavation of basements allows water to infiltrate the gravel
could be of particular concern could until it hits the clay layer. As infiltration
include: through clay is slower, the water may sit
on top of the clay layer if it is flat or flow
• where there is a shallow water table or down hill where there is a slope. This is
groundwater (either trapped between known as perched water. In addition,
geological layers or due to historic the depth of the water table varies
underground rivers); greatly across London15. See the Mayor’s
• areas subject to surface water flooding; London’s Foundations: Protecting the
• where geological layers change; geodiversity of the capital (2012) SPG
• where land has been disturbed in the for some broad information on geology
past; in London. Some of these areas coincide
• steep slopes; and with London rivers that have been
27
enclosed in pipes. Their path can still be capacity of the ground and could
traced through the lower ground level or therefore result in additional surface
local geology. water runoff from a site as well as
reduced capacity of the ground to act as
2.2.12 In areas where groundwater is close to a store for rain water. The latter principle
the surface, or where there is perched also applies to the soil beneath existing
water close to the surface a basement structures.
could potentially displace the water
or affect its flow. The displacement 2.2.16 To construct the basement, ground and
or change in flow could affect nearby surface water may need to be diverted
properties, especially if water is forced to keep the excavation and construction
to the surface. This effect can be area dry. The measures implemented to
exacerbated by cumulative basement protect the excavation must also prevent
developments as more water is diverted detrimental impacts on surrounding or
and diverted longer distances around downstream properties.
basements, potentially backing up
upstream from the basement and rising 2.2.17 Basements are vulnerable to all forms
to the surface, resulting in flooding. of flooding due to their subterranean
location. Where there is a known risk
2.2.13 The interruption or diversion of the flow of flooding boroughs may consider
of groundwater can have a detrimental restricting the use of basement for non-
impact on green infrastructure by habitable uses. The design of plumbing
reducing or removing its supply of water. within a basement should consider the
This effect has be found some distance potential for sewer flooding in the event
from the development. For example, the local drainage system becomes
basement developments upstream from overwhelmed. Section 3.4 provides
the springs around Hampstead Heath can further guidance for basements proposed
affect their flow and ultimately the flow in flood risk areas.
of water into the ponds on the Heath16.
2.2.18 Mitigation measures could include:
2.2.14 Mitigation measures could include:
• sustainable urban drainage systems,
• designing a basement so that a natural including soft landscaping;
or highly permeable drainage route is • careful design for flooding, including of
left around the basement. However the proposed plumbing system;
setting a basement in from the main • adequate drainage, preferably a system
walls of building can have technical that does not require pumping; and
engineering implications; and • sufficient escape routes or limiting the
• appropriate drainage, preferably a land use of basements.
system that does not require pumping.
2.2.19 Further guidance on preventing a
Surface water flow and flooding
development’s contribution to flooding
2.2.15 The construction of a basement under and flood resilient design can be found in
a garden will reduce the infiltration section 3.4 of this SPG .
Land stability
adjacent to a listed building, additional
2.2.20 The soil in steep areas or where soil has
17
protection applies to these buildings. In
been disturbed in the past can be less relation to listed buildings, an applicant
stable and therefore needs additional will need to consider carefully the
considerations when excavating a potential impact on the significance of
basement. Areas where there is a a heritage building as part of a listed
change in geological layers can also building consent application. Boroughs
have vulnerable land stability, due to may seek a management plan for
the different way the soils respond demolition and excavation works to, or
under different conditions. However, adjacent to a heritage asset.
even a basic excavation will result in
some movement of the surrounding soil. Archaeology
Therefore, careful consideration needs to
be given to how the existing foundations 2.2.24 The Greater London Archaeological
of both the development and adjoining Advisory Service (GLAAS), which is
properties are supported by the soil as effectively the County Archaeological
well as how the excavation works are Advisory Service for London housed at
supported. Boroughs may seek evidence English Heritage, requests that in sites
of this from the developer prior to the with known archaeological potential, a
commencement of construction works. desk based archaeological assessment,
prepared by an accredited archaeological
2.2.21 In addition to the movement of soil consultant is expected as part of any
around the excavation area, developers planning application. The applicant’s
need to carefully consider the interaction archaeologist will need to consult the
between of any adjoining buildings and Greater London Historic Environment
the development site. Carrying out works Record (GLHER) and other sources to
to the foundations of the development establish the archaeological interest
property could result in long term of the area, its topographical and
differential movement of this property geological context, and its land use and
and its attached neighbours. building history in order to establish the
archaeological potential of the site and
2.2.22 Mitigation measures could include: its environs.
• careful design of the shoring up

structures to enable safe excavation;
and
• careful engineering design of the
basement, with special consideration
given to the foundations and movement
of the adjoining properties.
Heritage Assets
2.2.23 Where basement works are proposed in
conservation areas, to a listed building or
29
Impacts on neighbours from

demolition and construction basement to enable natural processes to
occur and for trees and vegetation to be
2.2.25 Some of the worst impacts for retained or to grow naturally to maturity,
neighbours during the excavation of including trees that reflect the local
a basement, although temporary, can vegetation (London Plan policy 7.21).
include noise, vibration, dust, air and For developments in the Central Activities
light pollution, and can last for lengthy Zone, developers should consider the
periods of time from both the excavation Mayor’s target to increase proportion of
and construction process as well as due green infrastructure (London Plan policy
to the vehicular movements. 5.10). See section 3.3 for more details.
2.2.26 Developers should give full care and SIGNPOSTS

consideration to occupants of nearby
properties. The Considerate Constructors Camden geological, hydrogeological
Scheme can be used to ensure that and hydrological study identifies the
contractors carry out their operations specific local ground and water conditions
in a safe and considerate manner, and the implication of these for basement
with due regard to local residents and developments. The report recommends
businesses, passing pedestrians and an assessment methodology for basement
road users. Boroughs may also seek applications which has informed Camden’s
to secure Demolition / Construction SPD on Basements and Lightwells.
Management Plans, especially where http://camden.gov.uk/ccm/content/
a proposal is particularly large, or has environment/planning-and-built-
access or other constraints. The Mayor’s environment/two/planning-policy/local-
SPG on The control of dust and emissions development-framework/core-strategy/
during construction and demolition sets evidence-and-supporting-documents.en
out ways to minimise dust and noise http://camden.gov.uk/ccm/content/
generated from development sites. environment/planning-and-built-
environment/two/planning-policy/
Trees, landscape and biodiversity supplementary-planning-documents/camden-
planning-guidance.en
2.2.27 In line with London Plan policy 3.5 to
protect back gardens, boroughs may Royal Borough of Kensington and
consider requiring a proportion of Chelsea Residential basement study
any basement that extends beyond identifies the specific local ground and water
the footprint of the existing building conditions and the implication of these for
to be covered by soft landscaping basement developments for the Borough.
to compensate for the loss of soil This report provides recommendations for
permeability, water storage capacity and basement design and construction and
biodiversity. Measures could include informs RBKC’s revised Core Strategy policy.
requiring sufficient margins to be left http://www.rbkc.gov.uk/
between the site boundaries and any planningandconservation/planningpolicy/
basement construction or the provision corestrategy/basements.aspx
of a sufficient depth of soil over the
The Town and Country Planning (General maintenance herbs and other edible
Permitted Development) (Amendment) plants have been incorporated into roof
(No. 2) (England) Order 2008 gardens or landscaping schemes.
http://www.legislation.gov.uk/
uksi/2008/2362/pdfs/uksi_20082362_ 2.2.30 In certain circumstance the non-active
en.pdf parts of large construction sites have
been used for food growing with
temporary growing containers and
LOCAL FOOD GROWING skips brought on-site. It is essential
that growers are certain the land used
for growing is not contaminated. See
To protect existing established food growing section 4.2 for further details on land
spaces. contamination.
London Plan Policy 2.18, 3.2, 5.3, 5.10,
5.11, 7.18, 7.22. 2.2.31 Prior to designing a scheme’s landscape
or green infrastructure plan developers
MAYOR’S BEST PRACTICE should investigate the demand and
opportunities for providing food growing
To provide space for individual or communal space on their site. Developers should
food growing, where possible and appropriate. contact the relevant borough and Capital
London Plan Policy 2.18, 3.2, 5.3, 5.10, Growth to determine whether there is
5.11, 5.21, 7.18, 7.22. demand for food growing space in the
vicinity of the application site. Where
To take advantage of existing spaces to grow opportunities arise, especially where
food, including adapting temporary spaces for there is an organisation willing to manage
food growing. and maintain the space, food growing
London Plan Policy 2.18, 3.2, 5.3, 5.10, space should be secured through the
5.11, 5.21, 7.18, 7.22. planning application process. For phased
schemes this can be temporary growing
2.2.28 The Mayor’s Capital Growth programme18 space until that area of the site is
has shown the potential for growing food developed or permanent space provided
locally in London with the associated on the final developed site.
health and community benefits that
it can bring. Local food growing can 2.2.32 Where boroughs are aware of a demand
encompass a range of activities including for food growing space they can secure
back garden food growing, roof top landscape designs within developments
gardening, education and health gardens, that provide flexible open spaces which
allotment cultivation, community may be adapted for food growing to be
gardening projects, bee keeping, planting undertaken in the future, should there
orchards and fruit trees on public land, be demand from the local community.
city farms, urban fringe farms and market Consideration at the design stage will
gardens. include:
2.2.29 Even in commercial schemes, lower • safeguarding south facing spaces;

31
2.3 SITE LAYOUT AND BUILDING

• the availability of water, incorporating DESIGN
rain water harvesting ;
• the loading capacity of green roofs and KEY GUIDANCE AREAS
balconies;
• planting walls with espaliers or climbing 2.3.1 This section of the SPG provides
plants; guidance on the following key areas:
• integrating edible plants with
ornamental plants; • reuse of buildings;
• proving planters that can be easily • existing landform;
converted for food growing; and • mix of land uses;
• management. • site layout; and
• micro-climate, include local wind
2.2.33 Where provided, it may be appropriate conditions
to secure (through condition or s106
SITE LAYOUT AND DESIGN
agreement) the identified space for food
growing, as opposed to wider open space MAYOR’S PRIORITIES
uses.
The design of the site and building layout,
2.2.34 In addition to food growing, urban footprint, scale and height of buildings as well
agriculture can provide non-food as the location of land uses should consider:
products. For example, the urban forest
can produce not only food but other Existing features
products such as wood and beansticks for • the possible retention and reuse of
allotments/ gardens. existing buildings and structures; and
• the retention of existing green
SIGNPOSTS infrastructure, including trees and
potential for its improvement and
Capital Growth is a partnership initiative extension;
that provides practical help, training and • access routes to public transport and
support to people wanting to grow their own other facilities that minimise the use
food, whether at home, on an allotment or of public transport;
as part of a community group and supported
the creation of 2012 new community food New design of development
growing spaces across London by the end of • the existing landform;
2012. • the potential to take advantage of
http://www.capitalgrowth.org/ natural systems such as wind, sun and
shading;
BEST PRACTICE EXAMPLES • the principles sets out London Plan
policies 7.1 and 7.6;
Capital Growth • the potential for adaption and reuse
http://www.capitalgrowth.org/spaces/? in the future;
id=745&postcode=&borough=24&limit_ • potential for incorporating green
start=0&#info infrastructure;
• potential for incorporating open
space, recreation space, child play SPG.

space;
• energy demands and the ability to Reuse of existing building
take advantage of natural systems
and low and zero carbon energy 2.3.3 Existing buildings have a significant
sources; amount of embodied carbon. In addition,
• site wide infrastructure; the construction of new buildings is
• access to low carbon transport modes; a major consumer of resources and
• potential to address any local air can produce large quantities of waste
quality, noise disturbance, flooding and carbon dioxide emissions as well
and land contamination issues; and as contribute towards poor air quality.
• the potential effect on the micro- Developers should carefully consider the
climate. potential to retain existing buildings,
London Plan Policy 2.18, 5.2, 5.3, 5.4, 5.6, including through their conversion,
5.7, 5.9, 5.10, 5.11, 5.12, 5.13, 5.16, 5.18, refurbishment and extension. Where
5.21, 6.1, 6.7, 6.9, 6.10, 7.1, 7.6, 7.14, possible, sustainable measures should
7.15, 7.18, 7.19, 7.21, 7.22 be retrofitted into existing buildings19.
Where the demolition of a building
MAYOR’S BEST PRACTICE cannot be avoided the resulting
materials should be reused or salvaged in
Any existing buildings that can be practically accordance with the waste hierarchy. See
refurbished, retrofitted, altered, or extended section 2.6 for more details. Measures
should be retained and reused. to minimise air pollution during the
London Plan Policy 5.3, 5.4 demolition and construction process in
accordance with the Mayor’s SPG on The
A mix of uses, where suitable should be Control of Dust and Emissions during
included to provide a range of services Construction and Demolition should also
commensurate to the public transport be implemented.
accessibility
London Plan Policy 4.3, 6.1 Landform
2.3.2 The key role of planning is to ensure 2.3.4 The design of new developments should
appropriate land use and that developers take into account the existing landform
optimise the layout and design of their and take advantage of any opportunities
schemes. Prior to the redevelopment the landform presents to contribute to
of any site, developers should consider the sustainability of the development.
the existing features and constraints. For example dips in the topography
Constraints include legally protected could be used to incorporate a natural
biodiversity and nature conservation, risk sustainable drainage system.
of flooding and land contamination. For
further details on nature conservation Mix of land uses
and biodiversity see section 2.7, for
flooding see section 3.4 and for land 2.3.5 Where appropriate boroughs should
contamination see section 4.2 of this encourage a mix of land uses to reduce
33
the need for local residents and visitors Comfort Criteria. This tool sets out a
to travel. A range of complementary uses scale for assessing the suitability of wind
will promote vibrant communities. A mix conditions in the urban environment
of uses with varying energy demands based upon threshold values of wind
can also support decentralised energy speed and frequency of occurrence. It
generation and networks. sets out a range of pedestrian activities
from sitting through to crossing the
Site layout road and for each activity defines a wind
speed and frequency of occurrence.
2.3.6 The location of uses across a site and Where a proposed development is
the orientation and design of individual significantly taller that it’s surrounding
buildings have an important role in environment, developers should carry
minimising energy demand. Measures out an assessment of its potential impact
to minimise carbon dioxide emissions on the conditions at ground level,
include enabling access to daylight and and ensure the resulting design of the
sunlight for uses that require heat and development provides suitable conditions
light. Site planning can minimise the for the intended uses.
impact of the shadow created by the
new buildings to protect existing features 2.3.8 Other effects buildings can have on the
such as open space and renewable local climate include:
solar technologies on roofs. Developers
should ensure the layout of their site and • overshadowing and reducing access to
buildings maximises the opportunities sunlight;
provided by natural systems, such • making it warmer, either through the
as light and wind and the potential heat released from any operating plant
for sustainable drainage systems. On or from the materials forming the
large sites developers should ensure building as they cool down at night.
permeability and improved connectivity, This contributes to the urban heat
where required to encourage walking. island effect which is a particular issue
in central London. Sections 3.2 and
Micro-climate 3.3 provide some guidance on how to
minimise the urban heat island effect;
2.3.7 Large buildings have the ability to alter and
their local environment and affect the • making it cooler through the effects of
micro-climate. For example, not only including vegetation or water.
can particularly tall buildings cast a long
shadow effecting buildings several streets 2.3.9 These effects should be considered
away, they can influence how wind during the design of a development and
travels across a site, potentially making assessed once the designed is finalised.
it unpleasant at ground level or limiting
the potential to naturally ventilate
buildings. One way to assess the impact
of a large building on the comfort of
the street environment is the Lawson
2.4 ENERGY AND CARBON

Signposts DIOXIDE EMISSIONS.
National Planning Policy Framework.
Department for Communities and Local KEY GUIDANCE AREAS
Government, 2012.
https://www.gov.uk/government/uploads/ 2.4.1 This section of the SPG provides
system/uploads/attachment_data/ guidance on the following key areas:
file/6077/2116950.pdf
• preparing energy demand assessments;
Housing density study. Maccreanor • using less energy, including through
Lavington Architects, Emily Greeves both passive and active design
Architects, Graham Harrington Planning measures;
Advice. 2011. • planning for, using or installing an
This report, using images of real and efficient energy supply, including
hypothetical housing schemes, highlights how developing energy master plans,
design and management can help optimise facilitating district heating networks
density in different local contexts. through development, and by installing
http://www.london.gov.uk/priorities/ site wide energy networks and
planning/research-reports/planning-for- communal heating;
housing-publications • planning for and installing renewable
energy;
Meeting the Carbon Reduction Targets • carbon dioxide off-setting, including
through Design and Fabric. AECOM. 2013. setting a price for carbon dioxide,
www.london.gov.uk setting up a fund, delivery of measures
and monitoring; and
• retrofitting energy and water saving
measures.
2.4.2 This SPG applies equally to residential

and non-residential development. The
Mayor’s Housing SPG includes residential
standards for specific design elements
that will have a positive effect on energy
use as well as internal comfort. These
standards include minimum floor to
ceiling heights, access to daylight and
sunlight as well as standards for energy
and water use, overheating, materials
and ecology. The most relevant standards
in the Mayor’s Housing SPG to the
objectives of this SPG are attached in
Appendix 4.
35
ENERGY AND CARBON DIOXIDE

EMISSIONS rapidly improving technologies.
London Plan Policy 5.2, 5.17
ENERGY DEMAND ASSESSMENTS
The overall carbon dioxide emissions from a
development should be minimised through
the implementation of the energy hierarchy Development applications are to be accom-
set out in London Plan policy 5.2. panied by an energy demand assessment.
London Plan Policy 5.2, 5.3 London Plan Policy 5.2
Developments should be designed to meet

the following Regulated carbon dioxide 2.4.3 The Mayor began to implement his 40%
standards, in line with London Plan policy 5.2. carbon dioxide reduction target for major
London Plan Policy 5.2 development, in line with London Plan
policy 5.2 from 1st October 2013. It was
Residential buildings thought that this would be in line with
Year Improvements beyond the introduction of Part L of the Building
2010 Building Regulations Regulations 2013. The Government has
1 October
st
announced the improvements in carbon
2013 - 2016 40 per cent dioxide emissions set out in Part L 2013
2016 - 2031 Zero carbon will come into force on the 6th April
2014.
Non-domestic buildings
Year Improvements beyond The Part L 2013 carbon dioxide
2010 Building Regulations
improvements are in the lower range of
1 October
st
the options consulted and there will be
2013 - 2016 40 per cent
different improvement targets for various
2016 - 2019 As per the Building
Regulation requirements building types20 to recognise the differing
potential for carbon abatement between
different forms of building. Part L 2013
aims to deliver an overall 6% reduction
MAYOR’S BEST PRACTICE in carbon dioxide emissions from new
residential buildings and an overall 9%
Developments should contribute to ensuring reduction in carbon dioxide emissions
resilient energy infrastructure and a reliable from new non-residential buildings
energy supply, including from local low and compared to 201021.
zero carbon sources.
London Plan Policy 5.1, 5.5, 5.6, 5.7, 5.8, To avoid complexity and extra costs
5.17 for developers, the Mayor will adopt
a flat carbon dioxide improvement
Developers are encouraged to include target beyond Part L 2013 of 35% to
innovative low and zero carbon technologies both residential22 and non-residential
to minimise carbon dioxide emissions within development.
developments and keep up to date with
This approach introduces some use of the building and secure the overall
inequalities between building types energy strategy, by condition or s106
which the differentiated Part L 2013 agreement, to ensure the identified
target approach is designed to reduce. carbon dioxide savings are achieved.
Therefore, when reviewing planning
applications, the Mayor will recognise 2.4.5 Where schemes will be delivered over
that some building types will find it a long period of time, the Mayor may
harder to achieve the 35% target without seek the later phases of a development
a contribution to a local off-set fund. to comply with the carbon dioxide
Developers will continue to need to targets that will be in place at the time.
undertake sufficient calculations to Boroughs may ask developers to review
demonstrate compliance with London their strategy to determine whether
Plan policy 5.2. Should particular building technological improvements will enable
types struggle to meet the target on- them to achieve their targets more easily.
site, developers will need to provide These measures can be secured through
the Mayor with sufficient evidence to s106 agreements. Any substantial
demonstrate that this is the case. Please changes to the energy strategy of
see the Mayor’s Guidance for developers schemes referable to the Mayor are to be
on preparing Energy Assessments for agreed by the GLA .
more detailed information, including
transitional arrangements for the 2.4.6 Where a planning application includes
introduction of Part L 2013. refurbishment or retrofitting works for
a major development, applicants should
For housing development please see summit energy strategies which follow
paragraph 1.3.5 for details on the the energy hierarchy and demonstrate
Government’s Housing Standards Review. appropriate reductions in carbon dioxide
emissions. Whilst the targets in policy
2.4.4 The document Guidance for 5.2 apply to major developments, it is
developers on preparing Energy acknowledged that for many schemes
Assessments provides detailed guidance involving existing buildings it will
on what information regarding design be a challenge to meet these target,
and energy is required to support a except perhaps where a development
planning application referred to the can connect to a low or zero carbon
Mayor and how carbon dioxide emissions energy source. Where boroughs receive
are to be calculated. Boroughs may a large number of applications for
use this guidance to support borough refurbishments or changes of use they
planning applications. This document is are encouraged to develop local policies
available on the Mayor’s web-site23 and to maximise the reduction in carbon
is regularly updated to take into account dioxide emissions from these schemes.
the changes in the above carbon dioxide See paragraphs 2.4.12 to 2.4.30 for more
targets and changes to Part L of the details on connecting to an efficient
Building Regulations. Boroughs should energy supply and paragraphs 2.5.26 to
be satisfied that the proposed energy 2.5.29 for further details on retrofitting.
strategy is satisfactory for the intended
37
2.4.7 The specific implementation dates for 2.4.9 Designing carbon dioxide saving
the later targets will be dependent on measures into a development from the
the Government’s timetable for the start is the most cost effective way
changes to the Building Regulations and to ensure developers can minimise
its implementation of the ‘zero carbon’ these emissions. To facilitate this early
target. This issue will be addressed in consideration, developers should set
further alterations to the London Plan clear carbon dioxide targets (based on
or through Supplementary Planning the London Plan and this SPG) for their
Guidance. scheme from the outset and employ
a multidisciplinary team to ensure the
USE LESS ENERGY design and mechanical services can
together achieve the set target, both at
MAYOR’S PRIORITY the design stage and whilst occupied.
The design of developments should prioritise 2.4.10 Following are some of the easiest
passive measures. and most cost-effective measures
London Plan Policy 5.2, 5.3, 5.9 developments can incorporate to help
them reach the London Plan carbon
MAYOR’S BEST PRACTICE dioxide targets. Some measures can be
directly influenced through design and
Developers should aim to achieve Part L 2013 therefore are direct planning matters.
Building Regulations requirements through Other internal design features and
design and energy efficiency alone, as far as is mechanical systems are influenced by
practical. the Building Regulations. Both types of
London Plan Policy 5.2, 5.3 measures will need to be implemented
to help developments reach the London
Plan carbon dioxide targets. In their
2.4.8 London Plan policy 5.2 sets out an energy assessment developers should
energy hierarchy that developers are to demonstrate how they have considered,
followed when designing their scheme and where practical included the
and its building services. Whilst the following measures:
constraints of some sites limit the
potential to alter a building’s orientation, Passive and design measures:
careful design, including the location,
size and depth of windows and choice • optimise natural daylight – including
of materials can all influence the carbon through dual aspect, optimal window
dioxide emissions from a development. size, higher floor to ceiling heights,
The design of the building envelope shallow floorplates, the use of lightwells
can have the greatest influence in the and rooflights;
energy demands of a building. Further • optimise solar gain - depending
information can be found in the GLA whether heat is required – by altering
report on Meeting the Carbon Reduction the size and depth of windows on the
Targets through Design and Fabric. north and south elevations. To retain
heat, providing a thermal buffer will
provide a transition area between entry/ ‘stack effect’ system where pressure
exit areas. If heat is not required include differences are used to draw air through
shading devises, low g-value glazing; a building and double façade where the
• limit overshadowing - of windows inner façade has openings to release
to areas that require daylight or could heat without occupants being exposed
benefit from solar gain; or of the roof to external wind and noise.
if solar renewable technologies are
planned; cold bridging - occurs on a surface
• optimise insulation - particularly in where one material losses heat faster than
non-residential development, the level another
will vary to limit overheating, depending air tightness - the control of air leakage
on solar gain and internal heat gains from a building measured in m3/ m2/ h
as well as air tightness. In residential thermal mass - the ability of a material to
developments insulation should store heat
generally be maximised with appropriate g-value - the extent that glazing blocks
design measures used to minimise the heat from sunlight. The lower a
overheating; glazing’s G-value, the less solar heat is
• minimise cold bridging – to prevent transmitted through it.
the loss of heat and to prevent the
development of cold spots which can Active measures
lead to mould; • include carbon dioxide efficient
• optimise air tightness - based on heating systems25 – such as efficient
heating or cooling requirements; ultra-low NOx gas boilers for small
• maximise insulation of heating schemes, low temperature heating eg
infrastructure including hot water pipes underfloor, community heating systems,
and hot water storage units24; combined heat and power plants for
• minimise the length of hot water pipe large schemes (to be considered as
runs; the second element of the energy
• optimise thermal mass – which can hierarchy). Boilers fed with a renewable
help retain heat, or if exposed, lose heat fuel, solar thermal for small schemes or
to the cooler external environment; other renewable heat technology (to be
• use light coloured materials - to avoid considered as part of the third element
the absorption of heat resulting in of the energy hierarchy). Careful
overheating; consideration needs to be given to the
• incorporate green roofs, green walls air quality implications of heating plant,
and other green infrastructure which especially those burning solid or liquid
can keep buildings warm or cool and fuel. See section 4.3 and Appendix 7
improve biodiversity and contribute to for emissions standards for CHP and
sustainable urban drainage; and biomass;
• maximise the potential for natural • include heat recovery – collecting
ventilation – including through waste heat from domestic and
openable windows, shallow floorplates, commercial activities to pre-heat air or
dual aspect units, passive ventilation water for heating or hot water systems.
with heat recovery, designing in the Basic systems include plumbing that
39
enables the warm waste water from to meet the needs of the building so
showering to pre-heat the water for the that plant can run efficiently. Oversized
remainder of that shower. plant can lead to the inefficient use
• maximise natural cooling and efficient or unnecessary use of the equipment.
cooling systems, where required – Boroughs should be satisfied that the
including chilled beams, evaporation proposed design and energy strategy
cooling; is satisfactory for the intended use of
• select efficient ventilation systems, the building and should secure the
where required – including ventilation appropriate design and technological
with heat recovery, which is a growing measures as part of a development’s
requirement due to the increased energy strategy.
air tightness of buildings. Passive
ventilation with heat recovery units, SIGNPOSTS
that do not require electricity, are
preferred ; AECB Energy standards – provide reaching
• incorporate low energy mechanical performance standards for various building
services; elements and a commentary on how to
• maximise energy efficient lighting achieve them
systems, such as using LEDs and http://www.aecb.net/standards_and_
occupancy and daylight sensors. The guidance.php
latter measures can reduce electricity
use by 30% and 40% respectively26; and Meeting the Carbon Reduction Targets
• incorporate other energy efficient and through Design and Fabric. AECOM. 2013.
saving equipment such as heating www.london.gov.uk
controls, individual controls, zoning,
movement sensors, photo sensors, The Carbon Trust – provides guidance on
timers, metering, building management numerous energy saving measures.
and monitoring systems. Energy http://www.carbontrust.com/home
efficient appliances generally generate
less heat and can help minimise the BEST PRACTICE EXAMPLE
build up of heat within buildings.
Low energy building database
2.4.11 Careful consideration needs to be given http://retrofitforthefuture.org/
to what areas of the building are likely to projectbrowser.php
need light, need to be warm or cool and
the activities that will generate their own Nash Terrace
heat such as the use of IT equipment. http://www.passivhaus.org.uk/page.
The design should also include jsp?id=94
measures to prevent the development
from overheating in the future, ideally
without the need for active measures.
Further details on measures to prevent
overheating are provided in section 3.2.
Active measures should be designed
EFFICIENT ENERGY SUPPLY

2.4.13 Where borough heat maps show potential
MAYOR’S PRIORITY for a district heating network, more
detailed energy master plans should
Where borough heat maps have identified be prepared for these areas by local
district heating opportunities, boroughs authorities or, in an area of growth, the
should prepare more detailed Energy Master landowners. The preparation of a more
Plans (EMPs) to establish the extent of detailed energy master plan is especially
market competitive district heating networks. encouraged where an Opportunity Area
London Plan policy 5.5, 5.6 Action Plan or the Area Action Plan or
Site Allocations element of a Local Plan
Developers should assess the potential for are being prepared. Where indicated by a
their development to: borough’s energy master plan, boroughs
• connect to an existing district heating should cooperate with adjoining
or cooling network; boroughs to prepare an area wide energy
• expand an existing district heating or master plan. As a minimum energy master
cooling network, and connect to it; or plans should identify:
• establish a site wide network, and
enable the connection of existing • the extent of the potential market
buildings in the vicinity of the competitive district heating network;
development. • the potential phasing for the delivery /
London Plan policy 5.5, 5.6 construction of the network;
• existing and potential sites with
Where opportunities arise, developers sufficient high heat demand to justify
generating energy or waste heat should connection;
maximise long term carbon dioxide savings • sites and undertakings that generate
by feeding the decentralised energy network waste heat that could be supplied to the
with low or zero carbon hot water, and where district heating network over time;
required, cold water. • known sites to be redeveloped;
London Plan policy 5.5, 5.6 • areas of growth;
• potential locations for energy centres;
Energy Master Plans and
• pipe routes for the purposes of safe-
2.4.12 London Plan policy 5.5 sets out how guarding and future-proofing their
boroughs, in conjunction with land later installation where other works
owners, heat suppliers and developers take place in the meantime ie road
should identify the opportunities for improvements, public realm works, etc.
district heating networks in their areas.
London boroughs have prepared borough 2.4.14 The Mayor’s District Heating Manual for
wide heat maps. Details of these can be London28 provides some details on how
found on the London Heat Map web- to finance district heating networks and
site27. These heat maps should feed management of the sale of energy. From
into boroughs’ Local Plans and, where time to time there is financial support for
appropriate, neighbourhood plans. boroughs interested in delivering district
heating networks. These are generally
41
Feasibility and viability

provided through the Department of
Energy and Climate Change . 2.4.17 When determining whether it is feasible
to connect to an existing district heating
Neighbourhood Plans network, developers should consider the
following measures, as appropriate:
2.4.15 At a neighbourhood scale, where there
is no proposed major development and • the size of the development, and
there are no significant heat loads, plans the heat load and energy demands
can still be developed to highlight the throughout the year;
potential for smaller energy generating or • the distance of the development to the
retrofitting opportunities. For example, district heating network or proposed
neighbourhood energy plans could networks;
identify properties suitable for various • the presence of physical barriers such as
types of insulation or micro-renewables major roads or railway lines in making a
based on access to sunlight. Local connection to the network; and
planning authorities should support local • the cost of connection and the impact
communities in developing their local this has on financial viability of the heat
energy master plans29. supply.
Facilitating district heating networks 2.4.18 When determining whether it is feasible

through development to install an energy centre and establish
2.4.16 London Plan policy 5.6 sets out a a heating and/or cooling network, the
hierarchy for developing a scheme’s following measures should be considered,
heating network, and where required, as appropriate:
cooling systems. This section of the
guidance is likely to be relevant to • the size and density of the
larger schemes with a substantial heat development, and the heat load and
load comprising two or more buildings. energy demands throughout the year;
However, there may be specific • the heat load and energy demands
circumstances where it could be applied throughout the year and density of
to smaller schemes, for example, where surrounding built environment.
development sites are adjoining, so an • the proximity of and potential supply to
initial heat network is created to allow any public sector estates and buildings
developments to share energy production with communal heating systems,
plant. The connection would be a especially use such as swimming pools,
relatively short pair of pipes across the hospitals and large housing estates; and
site boundary. The connecting up of such • the ability to secure agreements for
sites can make CHP feasible and viable the connection of nearby buildings or
where otherwise it would not have been, estates.
thereby increasing energy efficiency and
carbon dioxide savings and contributing 2.4.19 The economic evaluation of the heat
to London’s energy infrastructure . supply option should be carried out on
whole life costing over a 30 year period30.
It should note the Mayor’s strategic
target for local energy generation 8.2.2 of the Mayor’s District Heating
across London and the potential wider Manual for London sets out the three
contribution the scheme would make most likely scenarios where development
to this target. The viability should precedes the expansion of a district
be compared with the case where an heating network and the preferred design
energy centre and decentralised energy responses for each. In summary these are
network is not installed. Developers as follows:
should discuss with the relevant borough
the appropriate considerations prior to 2.4.22 1. Where an Energy Master Plan or similar
submitting their planning application, studies identify the feasibility of an area-
and their feasibility assessment wide heat network but no firm plans exist
should form part of the energy as to who will build the network or by
strategy submitted with the planning when. Design responses should include:
application. Please see the Mayor’s
Guidance for developers on preparing • be ‘future proofed’ to enable
Energy Assessments for more detailed connection - provision of a single plant
information. room producing all hot water, including
engineering measures to facilitate
2.4.20 Where the heating plant proposed is CHP the connection of an interfacing heat
and a development proposal consists of a exchanger;
number of buildings or where a borough • space identified for the heat exchanger;
is considering which site should house • provisions made in the building fabric
the plant, consideration should be given such as soft-points in the building walls
to making the best financial use of the to allow pipes to be routed through
electricity generated. For example, if a from the outside to a later date; and
building has a high electrical demand • external pipework routes identified and
then placing the CHP plant within this safeguarded.
building will enable that scheme to
make the greatest financial savings from 2.4.23 2. Where there is a district heating
the use of the electricity as opposed to network being delivered but there is no
exporting the electricity to the national programme to connect the development
distribution network for a nominal price. as it would not be viable to connect.
An alternative solution could be to sell Design responses should include:
the electricity output under a Licence
Lite arrangement31. • the development should be designed
on the basis of its own efficient heating
Timing of connection plant, such as CHP, where appropriate,
and ‘future-proofed’, as above;
2.4.21 One of the key challenges of developing • where it has been identified in the
a new district heating network is the district heating master plan that there
timing between the delivery of the is potential for the district heating
new network and the completion of network to be extended towards the
new developments which are to be development, allowance could be made
connected to the network. Paragraph to defer investment (installation) in
43
Site wide heating network and communal

the plant for a specified period. This heating
would enable a further viability study
to be carried out, say, five years after 2.4.26 In accordance with London Plan policy
the original permission to determine 5.6, where a development consists of
whether it is now feasible to connect to several buildings, each building should
the extended district heating system; be served by communal heating and
and a site wide heating network should
• during the ‘deferred’ period, the be considered and established, where
development will be supplied with heat appropriate. In addition to the strategic
from its own heat only boilers. advantages of being able to connect to
a district heating either immediately or
2.4.24 3. Where there are firm plans to connect in the future. The main benefit of district
the development to the heat network, heating in the longer term is expected to
but the network build-out will not reach be the carbon savings they can deliver32
the new development until some years by accessing sources of waste heat e.g.
after the development is complete. industrial waste heat, heat generated
Design responses should include: from municipal waste, etc. As such,
communal heating schemes on individual
• the development should design for a sites are not installed to achieve carbon
district heating connection from the dioxide savings compared to individual
outset; and boilers in the short term, but to maintain
• heat should be provided by temporary the ability of buildings to be supplied by
local heat-only boiler. low carbon, waste heat sources in the
future .
2.4.25 Where the scheme is to connect to a
district heating system, designers should 2.4.27 Even where the development may not
ensure the design of the heating system connect to a wider district heating
is compatible with the district heating network, individual buildings should
system. Boroughs should secure the consider communal heating systems, and
appropriate measures by condition or installed them where appropriate. This
s106 agreement as part of any planning approach enables the whole development
permission. Further details on what to convert to new low and zero carbon
should be secured at planning stage heating technologies at the same time
for these scenarios are provided in the in the future, making it easier and more
Mayor’s District Heating Manual for economically viable to upgrade plant.
London. The Manual also provides advice However, in lower density development
for designing, constructing and managing consideration needs to be given to the
district heating networks, as well as size, density and heating demands of the
potential ways to manage the sale of occupiers to balance the financial costs
heat and heat contracts. of the heating network and any heat
distribution losses and the overall carbon
dioxide savings.
2.4.28 Where there is an additional cost in

energy supplied by a communal heating energy-supply

network and it is considered this
additional cost to residents does not Mayor’s District Heating Manual for
out-weigh the long term carbon dioxide London. Greater London Authority. 2013
savings, the development should still http://www.londonheatmap.org.uk/Content/
be designed to enable the retrofit of uploaded/documents/DH_Manual_for_
an alternative heating system in the London_February_2013_v1.0.pdf
future. Further details on how this can be
accommodated in a scheme can be found Community Energy: Urban Planning for
in the Mayor’s District Heating Manual a Low Carbon Future. TCPA, CHPA, LDA
for London. Design. 2008
http://www.tcpa.org.uk/pages/community-
Preventing overheating from communal energy-urban-planning-for-a-low-carbon-
heating systems future-.html
2.4.29 The Mayor has produced the report Community Energy: Planning,
Designing Communal Heating Systems in development and delivery. TCPA, CHPA,
Residential Developments which sets out LDA Design. 2010
measures that should be implemented http://www.tcpa.org.uk/pages/community-
to prevent overheating by communal energy-urban-planning-for-a-low-carbon-
systems. Section 3.2 provide further future-.html
guidance on how to limit overheating
within buildings.
BEST PRACTICE EXAMPLE
Energy from waste and heat sources
London Olympic Park Energy Centre
2.4.30 Every opportunity should be taken to https://www.cibseknowledgeportal.co.uk/
utilise waste heat, including from heat london-olympic-park-energy-centre
rejection equipment or to generate p://www.cofely-gdfsuez.co.uk/media/focus/
energy and heat from waste. For some a-green-legacy-for-the-queen-elizabeth-
types of heat generation mitigation olympic-park/
measures may be required to ensure the
scheme minimises any harmful effects of 7 More London
emissions into the air. See chapter 4 for http://www.building4change.com/page.
more details on protecting air quality. jsp?id=506
http://www.dresser-rand.com/literature/
SIGNPOSTS CHP/2259_CHP_CS12.pdf
http://www.code-project.eu/wp-content/
The Mayor’s Energy Supply web page uploads/2011/04/CODE_CS_Handbook_
provides information on delivering low carbon Final.pdf
energy for London and the decentralised
energy for London programme.
http://www.london.gov.uk/priorities/
environment/tackling-climate-change/
45
2.5 RENEWABLE ENERGY

Framework (paragraph 97) and the
Revised Early Minor Alterations to the
MAYOR’S PRIORITIES London Plan (paragraph 5.41). Outside
London, projects have included a
Boroughs and neighbourhoods should identify community wind turbine and hydro-
opportunities for the installation of renewable electric schemes. In London measures
energy technologies in their boroughs and have included a ground source heating
neighbourhoods. and cooling project from a communal
London Plan policy 5.4, 5.7 open space and collective buying of solar
panels to retrofit onto local houses and
Major developments should incorporate schools.
renewable energy technologies to minimise
overall carbon dioxide emissions, where Developments
feasible.
London Plan policy 5.7 2.5.3 Although the final element of the
Mayor’s energy hierarchy, major
Local Plans developments should make a further
reduction in their carbon dioxide
2.5.1 Boroughs should refer to the Mayor’s emissions through the incorporation
London Decentralised Energy Capacity of renewable energy technologies
Study Phase 1: Technical Assessment to minimise overall carbon dioxide
to help them assess the potential for emissions, where feasible. Boroughs
renewable energy technologies in should secure measures as a part of the
their boroughs. This report provides a development’s overall energy strategy.
methodology for assessing the potential
for renewable energy technologies and 2.5.4 Renewable energy can provide heat
the broad potential locations for some or electricity. It is essential that
technologies in London. the renewable energy technology
incorporated into a scheme complements
Boroughs may wish to identify particular the primary heating or cooling
opportunities provided by renewable equipment. For example, where
energy technologies to reduce the combined heat and power is proposed,
carbon dioxide emissions from smaller electricity generating technologies such
developments where decentralised as photovoltaics would complement the
energy and combined heat and power will heat generating technology. The London
generally not be viable. Plan (paragraph 5.39) lists a few priority
technologies for strategic development.
Neighbourhood plans
2.5.5 Developers should ensure that the
2.5.2 Neighbourhoods can identify in more renewable energy technology chosen will
detail opportunities for renewable result in lower carbon dioxide emissions
energy schemes in their area, including than traditional technologies. Energy
community projects. This is encouraged generated from renewable energy
by the National Planning Policy technologies should be monitored
CARBON DIOXIDE OFF-SETTING

separately. This will enable occupiers
to take advantage of the energy as it is
generated on-site. MAYOR’S PRIORITIES
SIGNPOSTS Boroughs should establish a carbon dioxide

off-set fund and identify suitable projects to
London Decentralised Energy Capacity be funded.
Study Phases 1 - 3 London Plan policy 5.2, 5.4
environment/tackling-climate-change/ Where developments do not achieve the
energy-supply Mayor’s carbon dioxide reduction targets set
out in London Plan policy 5.2, the developer
Energy Savings Trust should make a contribution to the local
http://www.energysavingtrust.org.uk/ borough’s carbon dioxide off-setting fund.
Generating-energy London Plan policy 5.2, 5.4
BEST PRACTICE EXAMPLES 2.5.6 London Plan policy 5.2 sets out
that where the target percentage
7 More London – Biodiesel CHP, fed with improvements beyond Part L of the
waste cooking oil sourced within the M25. Bi- Building Regulations, also set in this
product used to create soap and used within policy, cannot be met on-site, any
the building. short fall should be provided off-site
or through a cash in lieu contribution
Grosvenor Estate – ground source heat to the relevant borough. This is to
pump installed in Eaton Square Gardens be ring fenced to secure delivery of
to providing heating and cooling to three carbon dioxide savings elsewhere.
buildings on the square The Government has consulted on its
approach to Allowable Solutions33 in
Buckingham Palace – borehole cooling relation to ‘zero carbon homes’. However,
http://www.royal.gov. there is still uncertainty over the
uk/TheRoyalHousehold/ requirements to meet the ‘zero carbon’
TheRoyalHouseholdandtheEnvironment/ definition and in the interim boroughs
TheBuckinghamPalaceborehole.aspx are encouraged to set up their own funds
in accordance with the guidance below
Muswell Hill Sustainability Group and which would apply to both residential
social enterprise EN10ERGY promote and non-residential development.
and invest in local renewable energy and
encourage and facilitate the reduction in Off-site provisions
carbon emissions and waste by households,
businesses and community buildings in 2.5.7 Boroughs may agree with a developer
Muswell Hill and surrounding areas. for the developer to directly off-
http://mhsgroup.org/ set any shortfall in carbon dioxide
http://en10ergy.co.uk/ reductions from a scheme by installing
a carbon dioxide saving project off-
47
site. Measures could include directly • the cost of reducing off-setting carbon
funding or installing community energy dioxide emissions across the borough.
and retrofitting projects. For example, a
developer could install photovoltaics on a 2.5.11 The price set should not put an
nearby school. The CIL regulations need unreasonable burden on development
to be taken into account when securing and must enable schemes to remain
these arrangements. The borough should viable.
ensure that the off-setting measure
provides added value - that is, the Nationally recognised price for carbon
measure would be unlikely to be funded dioxide
through another means. Boroughs should
secure off-setting measures through 2.5.12 Nationally recognised prices for carbon
s106 agreements. dioxide include:
2.5.8 An assessment should be made by the • the Zero Carbon Hub price, currently
Council or beneficiary of the off-setting £60 per tonne34, and
measure so that the off-setting measures • the non-trading price of carbon.
either have carbon dioxide or financial
equivalence to the carbon dioxide saving 2.5.13 The overall contribution should be
that would otherwise be required on the calculated over 30 years35. For example,
development site. using the Zero Carbon Hub price equates
to £60 x 30 years = £1,800 per tonne of
Cash in-lieu payment carbon dioxide to be off-set.
2.5.9 To maximise the reduction in carbon The cost of off-setting carbon dioxide
dioxide emissions across London emissions
boroughs should establish a planning
related carbon dioxide reduction fund 2.5.14 This approach could include an
and set a price at which the carbon assessment of the carbon dioxide off-
dioxide short fall will be calculated. setting measures possible in the borough
Boroughs can use the guidence in this and dividing it by the anticipated amount
SPG, including the suggested nationally of development coming forward over
recognised price to form the basis of their the next 30 years. The price for a locally
carbon off-setting fund or develop a specific fund should be published in a
locally specif fund. Contributions should Supplementary Planning Document.
be secured by a s106 agreement.
2.5.15 When assessing which off-setting
1. Calculating the price of carbon measures are possible in the borough
consideration needs to be given to the
2.5.10 Boroughs should develop and publish a real potential to deliver these measures,
price for carbon dioxide based on either: once adequate funding is available. For
example, measures in conservation areas
• a nationally recognised carbon dioxide on listed buildings may have to be limited
pricing mechanism; or or there may be other barriers to delivery
other than finance. Consideration also should take into consideration the
needs to be given to the CIL regulations lifespan of the retro-fit measures that
to ensure that measures that cannot are being funded . Consideration needs
be secured through a s106 agreement to be given to the CIL regulations
are not included in the price and that regarding the funding of infrastructure
measures covered in the CIL Regulation and the restriction on the use of s106
123 list are not double counted. agreements.
2. The off-setting fund and projects 2.5.19 Preference should be given to retrofitting
Spending the fund publicly owned property as this would
provide wider community benefit.
2.5.16 Unless the price set for carbon dioxide Initial discussions suggest that schools,
fully reflects the delivery of the identified council buildings and social housing
carbon dioxide reduction projects, it is are the buildings that could be retrofit
not considered necessary that the ratio of most readily. Another option could be
carbon dioxide saving to the off-setting establishing a borough wide revolving
price has to be 1:1. That is, the cost of energy fund, where a loan is provided
the measure to save one tonne of carbon to local residents or businesses wanting
dioxide does not have to be equal to the to retrofit energy and water saving
off-set price per one tonne of carbon measures.
dioxide. This is because the off-set price
set generally does not fully cover the 2.5.20 For more costly measures boroughs may
cost of saving carbon dioxide in order to wish to seek additional funding from
ensure the price is viable for development other sources, including:
to proceed.
• SALIX
2.5.17 The benefit of the fund is in unlocking • Green Deal
carbon dioxide saving measures. If a 1:1 • Energy Company Obligations (ECO)
ratio is set, only the simplest retrofitting • London Energy Efficiency Fund
measures are likely to be carried out. This (LEEF).
would potentially still leave the more
3. Delivery
complicated measures without adequate
funding and could result in a property 2.5.21 It may be possible to use the Mayor’s
requiring further retrofitting works in the RE:FIT36 and RE:NEW37 procurement
future, resulting in further disturbance to programmes to secure contractors to
the occupier. carry out the carbon dioxide saving
projects.
The projects
4. Monitoring
2.5.18 It is essential that boroughs identify a
suitable range of projects that can be 2.5.22 Where a nationally recognised price
funded through the carbon dioxide off- of carbon dioxide has been used as
set fund. Where the overall contribution the local off-setting price, the carbon
is calculated over 30 year boroughs dioxide savings of each identified off-
49
setting measure should be calculated to The Green Deal - is a financing framework to

demonstrate carbon dioxide savings and fund improvements to the energy efficiency
enable auditing of the fund. of domestic and non-domestic properties,
which is paid back through a charge on the
2.5.23 Where a study has been carried out to energy bill so that there is no upfront cost for
establish a carbon dioxide off-setting consumers.
price, boroughs should monitor against https://www.gov.uk/green-deal-energy-
the measures identified in this study as saving-measures/how-the-green-deal-works
well as the anticipated carbon dioxide
savings. Energy Company Obligation (ECO) -
replaces previous obligations on energy
2.5.24 Where other sources of funding have companies to finance energy efficiency
made a contribution this should be measures in domestic properties. It will
identified. operate in conjunction with the Green Deal
to support householders (eg the poorest and
2.5.25 It may be important for the borough or most vulnerable) and those types of property
the contributor to be able to account for (eg hard to treat) which cannot achieve
the carbon dioxide emissions, especially financial savings that meet the criteria set
as carbon reporting becomes mandatory. out for the Green Deal, including that the
Therefore the borough may need to cost savings from the energy saving measure
consider how the carbon dioxide savings will be paid back within the lifetime of that
will be measured and apportioned. measure or technology.
Options include: https://www.gov.uk/government/policies/
helping-households-to-cut-their-energy-
• in proportion to the capital funding bills/supporting-pages/energy-companies-
provided by each party; or obligation-eco
• in entirety to the off-set funder on the
basis that the funding ‘unlocked’ the LEEF - The London Energy Efficiency
carbon dioxide saving project. Fund invests in energy efficiency retrofit
to public / voluntary sector buildings, for
SIGNPOSTS example: universities, museums, hospitals,
schools, local authorities, social housing in
SALIX - Salix Finance Ltd is an independent, order to make them more energy efficient,
not for profit company funded by The sustainable and environmentally friendly.
Department for Energy and Climate Change, LEEF is an ‘Urban Development Fund’ (UDF)
The Welsh Assembly Government and The procured by the European Investment Bank
Scottish Government via The Carbon Trust. (EIB) on behalf of the London Green Fund.
Salix provide funding in various forms for the http://www.leef.co.uk/
public sector to implement energy efficiency
measures. It also provides an opportunity for RE:FIT - is the Mayor of London’s scheme
information sharing on measures implemented that provides a commercial model for public
through its funding. bodies wishing to achieve cost savings,
http://www.salixfinance.co.uk/ improve the energy performance of their
buildings and reduce their carbon dioxide
emissions. The scheme uses an Energy Service BEST PRACTICE EXAMPLES

Company (ESCo) to install energy efficiency
measures and guarantee annual energy Milton Keynes has had a carbon offset
savings over an agreed payback period, thus fund in operation since 2006. Planning
offering a secure financial saving over the policy seeks developments of 5 dwellings
period of the agreement. or 1,000sqm to be carbon neutral or they
This Energy Performance Contracting model will be expected to make a contribution into
transfers the risk of performance to the ESCos, the Milton Keynes Offset Fund at a rate of
as they must guarantee the energy savings £200 per tonne CO2 emitted over one year.
to be made over the agreed payback period. The contributions are used to off-set carbon
The process is supported by the RE:FIT emissions in existing developments through
Programme Delivery Unit (PDU), which is measures including improved insulation and
funded by the Greater London Authority contributions towards renewable energy.
and the European Commission under the http://www.energysavingtrust.org.uk/
ELENA (European Local ENergy Assistance) Publications2/Local-delivery/New-build/
programme. Energy-in-Planning-and-building-control-
http://www.london.gov.uk/priorities/ Case-study-Milton-Keynes
environment/tackling-climate-change/
energy-efficiency/refit-putting-our-energy- Islington’s off-setting policy is set
reducing-yours out in its core strategy (CS10). Further
http://www.refit.org.uk/ details including the price are set out in
its Environmental Design Supplementary
RE:NEW - is a London wide energy efficiency Planning document.
retrofitting scheme for residential properties http://www.islington.gov.uk/services/
funded by the Greater London Authority. This planning/planningpol/pol_supplement/
is an area-based, whole house approach that Pages/Environmental-Design.aspx?extra=9
includes a range of free-of-charge, easy-to-
do measures, from changing to low energy
light bulbs to installing stand-by switches and
giving energy saving advice. Delivery is led by
the boroughs.
A framework of 12 organisations, capable of
delivering both the entire RE:NEW package or
discrete packages of work within it, has been
appointed so as to avoid buyers needing to
go through lengthy procurement exercises
themselves. Any London borough or housing
association with the majority of their homes
in London is able to run a mini-competition to
call off the framework.
environment/climate-change/energy-
efficiency/implementing-renew-locally
51
RETROFITTING
solid wall insulation is an ‘alteration’ for
the purposes of the General Permitted
MAYOR’S PRIORITIES Development Order 1995, as amended.
Therefore where it is proposed to be
Boroughs should set out policies to encourage applied to a dwellinghouse, outside
the retrofitting of carbon dioxide and water a conservation area it will constitute
saving measures in their borough permitted development subject to it
London Plan policy 5.4, 5.15 meeting specific height and floorspace
requirements and that the finish is of
Where works to existing developments are a similar appearance to the existing
proposed developers should retrofit carbon external appearance41.
dioxide and water saving measures.
London Plan policy 5.4, 5.15 SIGNPOSTS
2.5.26 The majority of the buildings existing in Existing buildings survival strategies.
London today will still be in use in 2050, ARUP. 2009.
therefore it is essential that the carbon A guide, with case studies which sets out the
dioxide emissions resulting from the challenges for non-domestic existing buildings
use of these buildings is also addressed. and opportunities for their upgrade giving
In the home 17% of carbon dioxide consideration to cost, level of refurbishment,
emissions arise from hot water use38, so value to the owners and benefit to the
it is important to ensure water is used occupants and environment
efficiently. The Government’s Green An introduction to low carbon domestic
Deal has set up a mechanism to fund refurbishment. Construction Products
the retrofit of energy saving measures. Association. 2010
Upgrading works may be compulsory for A guide with case studies, which sets out how
those wishing to lease poor performing to refurbish in a way that improves the energy
properties from 201839. efficiency of buildings.
2.5.27 Boroughs should also include policies

encouraging retrofitting measures, BEST PRACTICE EXAMPLES
especially where other works are to be
carried out to a property. Camden Planning Guidance 3 -
Sustainability sets out an approach to
2.5.28 Some retrofitting measures require securing carbon dioxide saving retrofitting
planning permission. To facilitate the measures where works are proposed to
application process boroughs are existing buildings.
encouraged to give consideration to what http://camden.gov.uk/ccm/content/
measures will be acceptable for various environment/planning-and-built-
development types and set these out in environment/two/planning-policy/
a guidance document for residents and supplementary-planning-documents/camden-
developers. planning-guidance.en
2.5.29 The Government has clarified40 that Low energy building database, including
retro-fitted schemes appliances;

http://www.retrofitforthefuture.org/ • draught-seal doors and windows;
projectbrowser.php • provide hot water tank and pipe
insulation.
Heritage assets • (see the Use Less Energy Section early
2.5.30 Various organisations including English in this chapter for an explanation on the
Heritage, the Victorian Society and the benefits of these measures )
Energy Saving Trust all provide detailed
information on suitable carbon dioxide 2. Upgrade building services and give
saving measures that can be retrofit advice to building users on managing them
into historic buildings, including those efficiently:
in a conservation area or with a Listed
Building designation. • install high-efficiency boiler and heating
controls;
2.5.31 In order to identify the most appropriate • install smart metering.
retrofit energy saving measures to
install in heritage assets, which take 3.Moderate interventions - upgrade
into account the potential measures vulnerable elements:
best suited to individual buildings, the
following approach is recommended: • insulate roof spaces and suspended
floors ;
• assess the heritage values of the • install secondary glazing (if appropriate
building; and practicable).
• assess the condition of the building
fabric and building services; 4. Major interventions - upgrade more
• assess the effectiveness of measures to difficult and contentious elements (where
improve energy performance; impact on heritage values and level of
• assess their impact on heritage values; technical risk shown to be acceptable)
and
• assess the technical risks. • install double glazing (if appropriate and
practicable);
2.5.32 A range of thermal efficiency measures • install solar panels, where not visible
can then be implemented, which avoid from the street or public spaces;
harm to the historic environment. Ranked • provide solid wall insulation.
according to their impact on heritage and
the technical risks, these include: 2.5.33 More minor interventions should always
1.Minor interventions - upgrade the be considered and undertaken before
easier and non-contentious elements: consideration is given to more major
interventions.
• provide flue dampers - (close in winter,
open in summer);
• use curtains, blinds and window
shutters;
• provide energy efficient lighting and
53
SIGNPOST plants in Soho, and the surrounding area, has

been completed and the parties involved are
A Guide to Energy Conservation in now looking to take this forward. This project
Traditional Buildings English Heritage aims to provide a source of local renewable
http://www.englishheritage.org.uk/ energy to an area rich in heritage buildings
publications/energy-conservationin- by making use of a local waste stream; food
traditional-buildings waste from the West End's many restaurants.
Investigates a range of improvements that
can be made to reduce the heat lost through Retrofitting Historic Buildings for
a building’s walls, windows, floor and roof. Sustainability. City of Westminster, 2013.
This guide is one of a series looking at http://transact.westminster.gov.uk/
reducing energy consumption in traditionally docstores/publications_store/Retrofitting_
constructed homes. Historic_Buildings_for_Sustainability_
Sustainable Refurbishment: a Toolkit for January_2013.pdf
Going Green. Grosvenor Estate. 2013
http://www.grosvenor.com/NR/ Old home super homes – Older homes
rdonlyres/449F83D7-2FB3-41ED- that have be retro-fit to significantly reduce
B48B-69DDC47C0DB2/13171/ carbon dioxide emissions
SustainableRefurbishmentAToolkitFor http://www.superhomes.org.uk/
GoingGreen.pdf
MONITORING ENERGY USE
BEST PRACTICE EXAMPLES MAYOR’S BEST PRACTICE
Camden Dartmouth Park Guidance Developers are encouraged to incorporate

http://camden.gov.uk/ccm/navigation/ monitoring equipment, and systems where
environment/planning-and-built- appropriate to enable occupiers to monitor
environment/planning-policy/supplementary- and reduce their energy use.
planning-documents--spds-/
LONDON PLAN POLICY 5.2, 5.3
Improving Historic Soho's Environmental
Performance: Practical Retrofitting 2.5.34 Various studies42 have shown that there
Guidance by Sturgis Carbon Profiling LLP, is often a gap between how buildings
Ramboll, Sampson Associates and Donald are designed and modelled to perform
Insall Associates for the City of Westminster, and how they perform once they are
English Heritage, Soho Community occupied. Various organisations are
Environment Fund, 2013. carrying out research into why there is
http://transact.westminster.gov.uk/ this gap and whether there are ways
docstores/publications_store/Improving_ to address this, so it is possible for
Historic_Sohos_Environmental_Performance_ developers to learn from the experience
February_2013.pdf of others. BREEAM and Code for
Following the publication of this report Sustainable Homes assessments have a
a collaborative feasibility study into the post-construction assessment process.
implementation and operation of micro-AD
2.5.35 It is important that the original design SIGNPOST

considers how the development is likely
to be occupied, and that measures, Carbon Compliance for tomorrow’s new
including Smart Meters43 are installed homes. A review of the modelling tools
to enable the monitoring of the energy and assumptions. Topic 4 – Closing
(heat and electricity) and water use. This the gap between designed and built
is already common practice in commercial performance. Zero carbon hub & NHBF.
buildings to enable landlords to monitor 2010 http://www.zerocarbonhub.org/
and reduce energy use. Displayed energy resourcefiles/topic4_pink_5august.pdf
use in residential developments will
enable occupiers to better understand
the energy implications of the way BEST PRACTICE EXAMPLES
they occupy and use their buildings
and to take advantage of energy as it is CarbonBuzz - provides a tool that collects
generated. Even where energy costs are anonymous building energy consumption data
covered by the service charge, such as to highlight the performance gap between
in student housing, monitoring can still design figures and actual readings.
be helpful to identify excessive use of http://www.carbonbuzz.org/index.
energy. jsp?homepagetabs=0
2.5.36 When negotiating with developers Automated Energy (& CO2) Monitoring
on planning applications, boroughs Platform [AEMP] - Ealing Council requires
should encourage them to install smart the post-construction monitoring of major
metering in their scheme. Comprehensive developments to demonstrate compliance
metering, including of low and zero with the energy policies of the Local Plan.
carbon technologies will assist occupiers To assist developers in satisfying this
and future proof the scheme for changes requirement, the council has procured an on-
in the energy and water market in the line monitoring tool.
future, including enabling occupiers and http://www.ealing.gov.uk/info/1004/
landlords to take advantage of demand planning_policy/600/complying_with_
side response. See paragraphs 2.5.37 -
2.5.40 below for more information on Islington Development Management
demand side response. Policy DM7.1 and Environmental Design
Planning Guidance 2012. Islington Council
– requires major development to submit
a green performance plan to monitor the
environmental performance of the building
against key sustainability indicators.
http://www.islington.gov.uk/services/
planning/planningpol/pol_supplement/
Pages/default.aspx?extra=6
55
SUPPORTING A RESILIENT ENERGY

SUPPLY Developers of large commercial schemes
should be encouraged to speak to the
MAYOR’S BEST PRACTICE district network operator. In London this
is UK Power Networks (UKPN). This will
Developers are encouraged to incorporate assist occupiers and future proof the
equipment, that would enable their schemes scheme for changes in the energy and
to participate in demand side response water market in the future.
opportunities.
London Plan Policy 5.2, 5.3 2.5.40 The Mayor has set up a permanent
working interface with UK Power
Networks to identify initiatives that each
Demand side response might take to support the development
2.5.37 Demand side response (DSR) covers of demand side response measures within
a range of measures such as smart the UKPN network. The work will also
metering and selecting smart appliances look to optimise the opportunities for
that enable a building’s energy demand connecting decentralised energy systems
to respond to the wider availability of to the distribution network and with that,
energy in the network, that is, the wider the opportunities for them to support
energy demand and generation across resilience of the electricity distribution
the network. Managing energy demand network and support demand side
enables more stable energy generation response measures.
and over the long term should enable
the cost effective management and 2.6 WATER EFFICIENCY
investment in infrastructure.
2.6.1 As highlighted in the London Plan, in
2.5.38 The response generally involves turning dry years London’s water consumption
off non-essential equipment or running already outstrips supply. With a rapidly
some equipment at a lower capacity, growing population it is essential to use
perhaps with the equipment having been water efficiently to reduce consumption
fully charged during a time of lower and the need large infrastructure
energy demand across the network. schemes to boost supply.
There is generally a financial arrangement
to incentivise the occupier for using less KEY GUIDANCE AREAS
energy during high periods of demand.
Planning these measures into a scheme 2.6.2 This section of the SPG provides
at the initial stage of designing and guidance on the following key areas:
selecting the engineering services is the
easiest way to facilitate DSR. • water saving measures, including
through appropriate landscape design;
2.5.39 When negotiating with developers on • residential and non-domestic water
planning applications, boroughs should consumption targets;
encourage them to install systems that • using alternative sources of water;
would enable the development to take • reusing water;
advantage of demand side response. • metering; and
WATER SAVING MEASURES

• retrofitting measures.
WATER EFFICIENCY Residential water saving targets
2.6.3 The London Plan states that residential

MAYOR’S PRIORITIES schemes should be designed to meet a
water consumption rate of 105 litres or
Developers should maximise the opportunities less per person per day. This is based on
for water saving measures and appliances in the Water efficiency calculator44, which
all developments, including the reuse and is used by both the Code for Sustainable
using alternative sources of water. Homes and the Building Regulations
LONDON PLAN POLICY 5.3, 5.13, 5.15 (Part G). The Water efficiency calculator
measures anticipated average water
Developers should design residential schemes consumption by adding up flow rates, for
to meet a water consumption rate of 105 litres example, of taps and showers as well as
or less per person per day. the size of devises such as baths, cisterns
LONDON PLAN POLICY 5.3, 5.15 and washing machines. Assumptions
are included in the model on how often
Where a building is to be retained, water devises will be used.
efficiency measures should be retrofitted.
London Plan Policy 5.3, 5.4, 5.15 2.6.4 For residential developments that are
not required to carry out a Code for
New non-residential developments, including Sustainable Homes assessment, The
refurbishments, should aim to achieve the Sustainable Building Association also
maximum number of water credits in a known as the AECB has developed
BREEAM assessment or the ‘best practice’ a simple table that developers /
level of the AECB (Association of Environment contractors can use to specify water
Conscious Building) water standards. efficient appliances. Developers should
London Plan Policy 5.3, 5.15 aim for the ‘best practice’ standards.
The AECB Water Standards can be found
All developments should be designed to here http://www.aecb.net/publications/
incorporate rainwater harvesting. aecb-water-standards/
London Plan Policy 5.3, 5.13, 5.15
Non-domestic water saving targets
MAYOR’S BEST PRACTICE 2.6.5 Many non-domestic developments carry

out BREEAM assessments and should aim
All residential units, including individual flats to achieve the maximum water credits.
/ apartments and commercial units, and Where a BREEAM assessment is not
where practical, individual leases in large carried out developers could instead aim
commercial properties should be metered. to achieve the ‘best practice’ AECB Water
London Plan Policy 5.15 Standards.
57
Overall water saving measures

substitute them for more water intensive
2.6.6 The Water efficiency calculator allows appliances.
off-setting in its calculation. For example,
if rainwater harvesting is included for Water saving appliances
the flushing of toilets, the amount of
water reused can be deducted from the 2.6.9 The simplest way of reducing water
water efficiency calculation enabling consumption is through the installation
additional consumption through another of water efficient fittings and plumbing.
appliance. Maximum water efficiency can The AECB water standards45 set out Good
be achieved by including as many of the and Best practice standards for selecting
following measures as practical: water fittings and designing plumbing
systems.
• water saving appliances;
• water reuse appliances; Measures can include:
• alternative water sources; and • low and dual flush toilets - new
• low water use landscaping and gardens. toilets have a maximum flush of 6 litres.
The lowest full flush toilets have a flush
2.6.7 Water efficiency measures can also save of 4 litres. Best practice are dual flush
energy - on a macro scale by reducing toilets of 4/2 litres;
the volume of water that needs to be • waterless urinals - new urinals are
treated to drinking quality and pumped limited to a maximum water use of
around London; and for the individual between 7.5 litres to 10 litres an hour.
through the need to heat less water, for Therefore waterless urinals can save
hot water needs. significant amounts of water and money
for businesses. Buildings with high
2.6.8 Many water saving measures are internal occupancy rate such as schools, hotels
the building and therefore the planning and offices can particularly benefit
system has limited practical control over from waterless urinals which can be
the retention of the individual measures. retro-fitted to replace existing systems.
However, tools like BREEAM, the Code Having no flushing mechanism means
and the AECB water standard can be that these systems can be easier to
used to secure a range of measures. maintain and the lack of water can
Development wide measures such as reduce hygiene and odour concerns;
rainwater harvesting system are more • taps – water efficient options include
likely to be retained, but need to be spray, aerated, low flow self-closing and
maintained. Boroughs should negotiate infrared controlled appliances as well as
with and secure from developers as many the installation of flow restrictors;
of the water saving measures outline • bathing - showering, excluding with
below as is practical in development power showers generally uses less than
schemes. Boroughs and developers half the water than having a bath.
should be satisfied that the appliances Aerated and low flow showerheads
specified are appropriate for the can further reduce water consumption.
development and their anticipated use. Where it is likely to be retained and
This is to limit the desire for occupants to use regularly, the installation of a low
volume bath can be an alternative; • designing closed system recycling

• white goods - washing machines can water features such as fountains, where
vary from between 6 litres and 20 litres included; and
of water per kilogramme of washing and • using rainwater harvesting techniques
dishwashers can use as little as 10 litres such as installing water butts to collect
of water per wash46; and water from rainwater downpipe outlets
• swimming pools and other high to use on gardens. See section 3.2 on
water consuming systems - these can heat and drought resistant planting for
generally be provided with water re- further details.
circulation, recycling and water recovery
MAKING USE OF ALTERNATIVE
systems rather than backwashing or SOURCES OF WATER
rejecting water to waste. Waste water
from swimming pools can be re-used 2.6.11 A large proportion of water used does
by re-circulating the backwash water not need to be of drinking quality,
to the balance tank, diluting with fresh therefore capturing and using rainwater,
water and making use of the treatment recycling waste water and extracting
systems that exist for the pool. ground water, where possible and
permitted by the Environment Agency,
Low water use landscaping
can reduce the use of potable water.
2.6.10 Designers should consider the following
measures to reduce the demand for water 2.6.12 Developments with intensive water
from external activities: use such as offices, hotels , buildings
used by the public and schools should
• cleaning needs of large surfaces as this demonstrate they have actively
could result in significant water use; considered using alternative sources of
• designing dry gardens or low water use water.
gardens/landscaping by:
Rainwater harvesting
◊ imitating the conditions and
attributes of London’s vegetated 2.6.13 Where practical rainwater should be
brownfield sites; collected from all suitable roofs and
impermeable surfaces and stored for re-
◊ working with the existing natural use. Depending on the size and nature of
vegetation; the development the rainwater harvesting
system should be designed to water
◊ selecting drought-resistant plants; landscaping and top up water features,
and flush toilets, general cleaning and clothes
washing. Rainwater harvesting systems
◊ using water-retaining mulches; can be integrated with sustainable urban
• using automatic drip irrigation systems drainage systems, however an allowance
which are also cost-effective solutions has to be made in the storage capacity
that provide regular watering as for the additional water capacity to cater
required depending upon weather for both general rainfall (minus what is
conditions; used regularly), and for a potential storm
59
RETROFITTING MEASURES
event that the sustainable urban drainage
system is to cater for. 2.6.17 Where buildings are to be retained, water
efficiency and saving measures can be
Abstraction of groundwater retrofitted. Simple measures include:
2.6.14 Abstraction of groundwater in London • products that reduce the volume of

is limited and is generally of variable cisterns;
quality. Where ground water is available • flow restrictors and aerators for taps;
it can provide an important alternative • individual grey water recycling systems;
source to potable water, especially for and
industrial purposes, watering landscaping • water butts.
or flushing toilets. The consistent ground
temperature means that ground water SIGNPOST
can be used for low energy cooling. See
section 2.4 on renewable energy for more The Code for Sustainable Homes, BREEAM
details. and the Building Regulations (Part G)
contain water appliances standards and water
Water re-use calculators for developments.
AECB water standards – provide best practice
2.6.15 Grey water (used water from sinks, standards for water appliances and plumbing.
baths and showers) can be filtered, The standards can be used as part of a
disinfected and stored then re-used for developers specifications package.
toilet flushing, laundry, general cleaning http://www.aecb.net/standards_and_
and watering of landscaping. Black water guidance.php
(sewage from toilets) requires more
intensive filtering and therefore is more Waterwise in conjunction with other
resource intensive. organisations – provide information on
water efficiency for planners, developers and
METERING consumers including a calculation tool and
case studies. http://www.water-efficient-
2.6.16 Meters can encourage people to monitor buildings.co.uk/ and http://www.waterwise.
and reduce their water consumption org.uk/
by an average of 10% to 15%47. Water
companies have targets to meter At Home with Water Energy Saving Trust.
existing properties to help reduce water – provides good evidence about energy and
consumption. Although all new homes water in the home.
are metered, often flats are not metered http://www.energysavingtrust.org.uk/About-
individually. Individual metering will have us/The-Foundation/At-Home-with-Water
the greatest effect on reducing water
consumption and should be included in
all new developments, and ideally per
floor for non-residential developments.
BEST PRACTICE EXAMPLE MAYOR’S PRIORITY
The Olympic Park The design of development should prioritise

http://www.wrap.org.uk/content/water- materials that:
efficiency-case-study-london-2012-olympic- • have a low embodied energy,
park-0 including those that can be reused
intact or recycled;
2.7 MATERIALS AND WASTE ◊ at least three of the key
elements of the building
envelope (external walls,
2.7.1 The careful choice and use of building windows roof, upper floor slabs,
materials can save developers money internal walls, floor finishes /
as well as reduce the generation of coverings) are to achieve a rating
waste and ensure a high quality external of A+ to D in the BRE’s The
environment and a healthy internal Green Guide of specification;
environment. • can be sustainably sourced;
◊ at least 50% of timber and
KEY GUIDANCE AREAS timber products should be
sourced from accredited Forest
2.7.2 This section of the SPG provides Stewardship Council (FSC) or
guidance on the following key areas: Programme for the Endorsement
of forestry Certification (PEFC)
• the design stage, including designing to source;
use pre-fabrication elements, choosing • are durable to cater for their level of
materials that minimise the use of use and exposure; and
resources, are sustainably sourced, • will not release toxins into the internal
do not cause harm to health and are and external environment, including
robust; those that deplete stratospheric
• the construction phase, including how ozone.
to manage materials resulting from London Plan policy 5.3, 5.20, 7.6, 7.14
demolition through the waste hierarchy;
and
• ensuring development contain MAYOR’S BEST PRACTICE
sufficient and well designed storage for
recyclables, organic material and waste. The design of developments should maximise
the potential to use pre-fabrication elements.
DESIGN STAGE
London Plan policy 5.3, 7.6
2.7.3 The design and choice of materials

for a development will influence the
construction process and the embodied
carbon of the development.
61
Pre-fabrication The choice of materials
2.7.4 The fabrication of elements of a building 2.7.7 Developers can limit the environmental
off-site can reduce the generation impact of their developments by
of waste due to the controlled selecting construction materials that are
manufacturing process. For example, the least resource intensive, in both their
most bathrooms for student housing and composition and manufacturing process.
for some hotels are constructed off-site This can be achieved through the
and simply installed in their entirety sustainable (re)use of existing materials
within the development. as far as possible before considering
introducing new materials. Following are
2.7.5 Most elements, at varying proportions, six key ways to achieve these objectives:
of a development can be manufactured
off-site. The manufacture and pre- 1. Managing existing resources;
assembly in controlled conditions and 2. Specifying materials using the Building
improved accuracy of building elements Research Establishment’s Green Guide to
can significantly reduce the time required Specification;
to construct a development as well as 3. Ensuring that materials are responsibly
improve a building’s environmental sourced;
performance. Developers are encouraged 4. Sourcing materials from local sources;
to design their schemes to incorporate as 5. Minimising the harmful effects of some
many pre-fabricated buildings elements materials on human health; and
as possible. 6. Ensuring that specified materials are
robust and sensitive to the building type
Deconstruction and age.
2.7.6 When designing their schemes and 1. Managing existing resources

selecting materials, developers should 2.7.8 Most development sites have existing
consider designing for deconstruction, materials which can be reused or
rather than demolition. Deconstruction recycled. Developers should always look
is the dismantling of a structure in the for options to sensitively reuse, refurbish,
reverse order in which it was constructed, repair and convert buildings, rather than
which means that the materials that wholesale demolition. This will reduce the
were put on last are removed first. From amount of resources used and will help
the outset, new buildings should be reduce construction waste.
designed with the prospect of future
deconstruction being implementable. 2.7.9 Where the retention of a building or part
This process will facilitate the segregation of a building is not possible, developers
and extraction of materials that could should have measures to reduce the
be carefully removed intact during quantity of waste produced - from
redevelopment, and then reused/ the demolition phase through to the
recycled wherever possible. construction phase – through the use
of the waste hierarchy. More details
on the waste hierarchy can be found in
paragraphs 2.719 - 2.7.25.
2. Using the BRE Green Guide to

Specification of materials see http://www.bre.co.uk/
2.7.10 Developers and designers are encouraged 4. Sourcing materials from local
to use the BRE Green Guide which sources
provides guidance on how to make 2.7.13 Where appropriate developers should
the best environmental choices when choose materials are grown or made
selecting construction materials and locally. Many natural products such as
building components. The Green Guide timber, wool insulation, paper insulation
ranks materials and components on an A+ can be sourced in or close to London.
to E rating scale – where A+ represents
the best environmental performance / 5. ‘Healthy’ materials
least environmental impact, and E the 2.7.14 Internally it is recommended that
worst environmental performance / most environmentally sensitive (non-toxic)
environmental impact. building materials are used and the use
of materials or products that produce
3. Ensuring that materials are VOC (volatile organic compounds and
responsibly sourced; formaldehyde) which can affect human
2.7.11 Developers and designers should specify health are avoided. The use of ‘healthy’
materials from suppliers who participate material options can contribute towards
in responsible sourcing schemes such attaining the BREEAM/Code credits but
as the BRE BES 6001:2008 Responsible a clear audit trail will need to be provided
Sourcing Standard. All timber specified to gain these credits.
should be sourced from schemes
supported by the Central Point of
Expertise for Timber Procurement such 6. Robust materials
as Forest Stewardship Council (FSC) 2.7.15 Materials chosen should be robust, low
accreditation (which ensures that the maintenance and long lasting to suit the
harvest of timber and non-timber location and intended use.
products maintains the forest’s ecology
and its long-term viability). The Timber 2.7.16 When negotiating the design of schemes,
Supply Panel set up to facilitate the boroughs and developers should consider
use of only sustainable timber during the above objectives and not specify
the delivery of the Olympic and para unsustainable materials. Where less
Olympic Games provides an exemplar. sustainable materials are required, for
http://learninglegacy.london2012.com/ example for listed buildings or in historic
documents/pdfs/sustainability/425009- areas, attempts should be made to
188-timber-aw.pdf use reclaimed materials first. Boroughs
can secure appropriate materials from
2.7.12 The use of responsible sourcing can developments through BREEAM or Code
contribute towards attaining the assessments, where they are required and
BREEAM/Code for Sustainable Homes by referring to the BRE’s Green Guide.
credits but a clear audit trail will need
to be provided to gain these credits. For
further guidance on responsible sourcing
63
CONSTRUCTION PHASE
used and waste generated. Developers
MAYOR’S PRIORITY should maximise the (re)use of existing
resources and materials and minimise
Developers should maximise the use of waste generated during the demolition
existing resources and materials and minimise and construction process through the
waste generated during the demolition implementation the following waste
and construction process through the hierarchy:
implementation the waste hierarchy.
i Reduce;
LONDON PLAN POLICY 5.3, 520
ii Reuse (prioritise on-site reuse of
2.7.17 The section above sets out how careful demolition materials, followed by off-
consideration to design can reduce the site reuse);
need for large scale demolition. This
section sets out how to minimise waste iii Recycle (prioritise on-site recycling,
by maximising the use of the existing then off-site recycling);
materials on-site and through good
site management during construction. iv Resource recovery (for energy
Boroughs may want to secure appropriate generation processes – fuels, heat and
waste minimisation measures through power); and
construction management or site waste
management (see below) plans. v Disposal.
Demolition material 2.7.20 In line with the waste hierarchy, when

selecting materials, the preferred
2.7.18 Where the demolition of a building approach should be:
cannot be avoided developers should
either reuse materials on-site or salvage i the use of reclaimed materials;
appropriate materials to enable their
reuse or recycling off-site. Where ii the use of materials with higher levels of
materials cannot be salvaged whole, and recycled content; and
where aggregate is required on-site, this
demolished material should be crushed iii the use of new materials.
on-site for reuse, with measures taken to
minimise dust and noise. See the waste i Reduce
hierarchy below and the Mayor’s SPG on
The control of dust and emissions during 2.7.21 Reducing waste, which is at the top
construction and demolition. of the waste hierarchy, should be
developers’ preferred option. This
The Waste Hierarchy means, it is better to prevent waste
being produced in the first place rather
2.7.19 The ‘waste hierarchy’ ranks the different than to recycle or dispose of waste that
ways in which waste can be treated so is produced. Developers should focus
that it limits the amount of resources on opportunities for waste reduction
from the outset, at the earliest stages produced by construction projects.

of design, as well as through better For further guidance see the WRAP
methods of purchasing and ways of NetWaste tool which has a site waste
working, for example by purchasing management plan function;
pre-used materials and monitoring • design for deconstruction (as explained
over-supply to better inform future above); and
procurement of materials. • incorporate a ‘material salvage phase’,
in which construction and surplus
2.7.22 Where demolition is necessary, materials are recovered from the site.
developers are encouraged to: Additionally, materials should be
segregated into categories, e.g. timber
• safely remove the most valuable or more waste, metal waste, concrete waste
contaminating materials and fittings for and general waste – to aid reuse or
later reuse or processing before work recycling.
commences;
• optimise the reuse and recycling of ii Reuse
demolition materials. Developers are
encouraged to use the Demolition 2.7.23 Once the demand for building materials
Protocol48 where substantial demolition has been reduced developers should
is proposed (over 1,000 square meters). reuse and prepare for the reuse of
In general the protocol is a ‘demolition materials, either on-site/off-site.
waste audit’ - a process that describes This can be done during the design,
the percentage of the materials present procurement and construction phases of
on a site which can be reused/recycled a development by, for example:
(either in the development site or one
nearby); • identifying and segregating materials
• demonstrate that the most significant already on-site for reuse in the new
opportunities to increase the value of development. Materials that can
materials derived from recycled and potentially be reused include:
reused content have been considered. ◊ bricks, concrete,
A good way of achieving this aim at ◊ internal features – historic
no additional construction cost is to fireplaces, timber floorboards,
use the Waste and Resources Action doors,
Programme (WRAP)49 by selecting the ◊ metal frames, plastics, granite, and
top ten WRAP Quick Wins or equivalent, ◊ sub-soil, top soil;
and implement the good practice
guidance; • using the BRE Smart Waste51
• to produce Site Waste Management management plan tool. This is an on-
Plans50 (SWMP) A Site Waste line template contractors can use to
Management Plan can provide a input data on the amount and type
framework for managing waste in line of waste and have it sorted by the
with the hierarchy by identifying types management tool; and
and quantities of materials for reuse/ • making the materials not (re)used
recycling to reduce the amount of waste on-site available for reuse elsewhere.
65
Consider the exchange/sale/donation site available for reuse elsewhere, as

of construction site materials to discussed above.
waste recovery businesses, such as:
BRE Materials Information Exchange; iv & v Other Recovery and Disposal
waste exchanges such as recipro52 or
the waste change.com53 etc. These 2.7.25 Disposal is the least preferred waste
specialists can sort, clean, repair and management approach. Developers
refurbish the waste materials and then should only consider disposal of
find businesses that can reuse/ recycle materials and waste after all of the
them. above approaches have been carried out.
Disposal generally involves burying the
iii Recycling materials in a landfill. Waste materials
from construction and demolition
2.7.24 Recycling materials (either on-site/off- activities are generally not suitable for
site), is the preferable solution only when energy generation. Where landfill is the
waste minimisation ‘reduce’ or reuse are only option for the materials developers
not feasible. The recycling of materials should :
enables them to be made into something
new. Every opportunity should be taken • identify materials that are contaminated
to recycle materials in the most cost and and cannot be reused or recycled and
carbon dioxide efficient way. This can be arrange for their safe and legal disposal
done by, for example: by the authorised waste management;
• remove all toxic and hazardous materials
• identifying and segregating materials from a development site in accordance
to promote closed loop recycling where with any relevant legislation, unless
materials are recycled back into the they are integral to the structure or a
same material (for example recycling feature to be retained, and any harm to
glass back into glass containers instead environmental or public health should
of aggregate.) This includes: be mitigated; or
◊ metals and high value materials, • limit waste disposal to minimise the
◊ timber, plasterboard, packaging, amount of land fill tax that needs to be
and paid.
◊ concrete crushed and re-used for
concrete aggregate; Historic materials
• using the BRE Smart Waste www. 2.7.26 In projects that involve the refurbishment
smartwaste.co.uk mentioned above; of heritage assets, materials should
• considering ‘take-back’ schemes with be specified in line with the following
suppliers for materials and packaging. principles:
This where suppliers take back any
materials not used as well as any • reclaimed materials should be matching
packaging the materials are delivered in; and appropriate to the building type/
and area (original construction time/
• making materials not reused on- period) and sufficiently robust in
their performance not to compromise storage should be considered early in

building function; the design process and should ensure
• materials with a low environmental it is as convenient to recycle as it is to
impact as determined by the BRE manage waste . It should be noted that
Green Guide to Specification subject from 2015, it likely additional space for
to approval from Conservation Officers the storage of recyclable materials will
and provided those materials do not be required as local authorities will be
compromise the performance (thermal, required to collect various recyclable
structural or otherwise) of the existing materials separately .
building; and
• when selecting insulation materials for 2.7.28 In all developments the location of
older buildings, preference should be external storage areas should consider
given to natural fibre based materials the noise generated from the frequency
that prevent moisture retention in the of use of this area and its servicing as
building fabric. well as the requirements of the serving
operator to pick up the materials. This
Further guidance on the sympathetic is especially important in dense mixed
retrofit of heritage assets is provided in use areas with residential occupiers as
paragraphs 2.5.30 to 2.5.33. commercial recycling and waste services
may occur at night.
OCCUPATION
SIGNPOSTS
Design for deconstruction – principles
Developers should provide sufficient internal of design to facilitate reuse and
space for the storage of recyclable and recycling. CIRIA Best Practice Guidance
compostable materials and waste in their C607. B Addis. 2003.
schemes.
London Plan policy 5.3, 5.17 BRE Green Guide to Specification –
Building Research Establishment
The design of development should meet http://www.bre.co.uk/greenguide/podpage.
borough requirements for the size and jsp?id=2126
location of recycling, composting and refuse
storage and its removal. British Standard BS 5906
The Building Regulations 2000
Storage for recyclables, organic Document H6
material and waste http://www.planningportal.gov.uk/uploads/
br/BR_PDF_ADH_202.pdf
2.7.27 Developers must ensure sufficient
internal and external space is provided
to facilitate recycling and composting
and the good management of waste.
Borough’s have requirements for the
storage of recyclable, organic material
and waste in accordance with the local
collection provision. The design of waste
67
2.8 NATURE CONSERVATION AND

BEST PRACTICE EXAMPLES BIODIVERSITY
Olympic Park
http://learninglegacy.independent.gov.uk/ KEY GUIDANCE AREAS
documents/pdfs/sustainability/16-const-
waste-aw.pdf 2.8.1 This section of the SPG provides
guidance on the following key areas:
Stadthaus in Hackney as an excellent
example of timber framed construction, • protecting species;
which not only demonstrates good
environmental credentials but has won • protecting habitats; and
plaudits from the design sector and residents • designing development proposals.
alike.
http://www.waughthistleton.com/project.
php?name=murray MAYOR’S PRIORITIES
There is no net loss in the quality and
quantity of biodiversity.
Developers make a contribution to

biodiversity on their development site.
2.8.2 Developments should be sensitively

designed so that there is no net loss in
the quality and quantity of habitat across
a development site and to enhance
biodiversity and increase connectivity
between patches of urban habitat.
Protected species
2.8.3 Certain species are protected under

UK and European legislation. Natural
England provides a list of protected
species as well as guidance relating to
these protected species.
2.8.4 Certain development activities within

the vicinity of protected species and
their habitats require a licence from
Natural England. It is the developer’s
responsibility establish the likelihood
of the presence of any protected and
priority species on their site, or within the
vicinity of their site. Initial information
can be identified from a local or the importance for nature conservation.

London wide54 records centre or a survey
by a competent person may be required. 2.8.6 Where proposals are in the vicinity of
The detail and length of the survey these sites developers will have to carry
period will depend on the suspected out an assessment of the potential
likelihood of the presence of protected impacts the scheme could have on these
species and what the species is. The site sites, including the connectivity of this
may only be used for part of the year site with other nature conservation sites.
by a protected species. It is also the The assessment should be commensurate
developer’s responsibility to ensure that to the scale of the development and the
they have complied with all legislation statutory or non-statutory protection
with regards to protected species when afforded to the site . The assessment
developing their site. The protected needs to have informed the design
species most likely to be encountered on of the development, which should
development sites in London are bats, minimise impacts, including on the
badgers, water vole, great crested newt connectivity of green corridors. Where it
and reptiles (grass snake, common lizard is assessed there will be adverse impacts
and slow-worm). Specialist advice on how on biodiversity or the connectivity of
to manage and protect specific species ecological sites sufficient mitigation
can be found on Natural England’s web- measures are to be incorporated into
site and from the London Wildlife Trust the construction and occupation stages.
or from specialist conservation bodies The assessment needs to be submitted
for individual species such as the Royal alongside the planning application.
Society for the Protect of Birds (RSPB),
Buglife and the Bat Conservation Trust. 2.8.7 The development of land use policy
documents and some large development
Protected sites proposals or projects will need to be
informed by Appropriate Assessments
2.8.5 Certain sites are protected by UK and under the European Union Habitats
European legislation. Sites include those Directives if they are likely to have
designated as: an impact on European sites (SACS
and SPAs). This assessment is the
• International55 - special areas of responsibility of the determining
conservation (SACs), special protected authority .
areas (SPAs) and Rasmar sites; and
• National - Sites of Special Scientific Biodiversity Action Plans
Interest (SSSIs), National Nature
Reserves (NNRs). 2.8.8 Developers and local planning
authorities should have regard to
Other sites protected by land-use
planning policy additional species and habitats that are
identified at the national, London or
• London wide - sites of metropolitan local level as priorities for protection
importance for nature conservation; and and enhancement. This includes species
• Local - sites of borough and local which are of a particular conservation
69
priority in London such as, for example valuable habitat, vegetation, species
swifts and stag beetles . populations or ecological features;
• provide connectivity to existing green
Development proposals and nature conservation spaces by
contributing to ‘buffer habitat’,
2.8.9 In accordance with London Plan Policy ‘stepping stones’ and ‘corridors; and
7.19 developers should adhere to the • provide new habitat within the
following hierarchy when considering development of equal or greater
biodiversity on their development site: biodiversity value. See paragraph 2.8.11
for examples of habitat creation.
1. avoid adverse impact to the
biodiversity interest by: 3. only in exceptional cases where
the benefits of the proposal clearly
• identifying the biodiversity interest outweigh the biodiversity impacts,
within the site seek appropriate compensation which
• considering the particular structure of could include:
landscape or vegetation required by any
important plant or animal species; • provision of off-site replacement
• carefully considering the location, habitat; and
design, form and foundation • provision of a financial contribution or
requirements for the development other resources to enable adjacent land
to protect existing biodiversity as managers to improve the quality of their
well as the length and timing of the ecological resource.
construction phase and the specific
processes involved ; and 2.8.10 Where required, an assessment needs
• considering the implications of the to be submitted alongside a planning
development on changes to the local application. It should be noted that
natural environment over time, for for important species or habitat,
example space required for maturing knowledge of seasonal fluctuations
trees, the impact of additional lighting56 and dependencies may be necessary,
and noise. requiring surveying effort that
adequately captures a full annual cycle
2. minimise impact and seek . Also any mitigation or compensation
mitigation, biodiversity impacts should measures need to be identified at
be reduced as far as reasonably possible. planning application stage and secured
This can be achieved by undertaking by condition or s106 agreement.
appropriate ecological surveys in advance All compensation habitat must be
of any planning application to guide and maintained to ensure its establishment
inform the design of the development (as and long term survival. Details of
set out in paragrapgh 2.8.4. These steps management and maintenance measures
should be followed and an explanation to be put in place are to be set out in
provided with planning applications: a management plan. All biodiversity
assessments and proposal for protection,
• give priority to retaining any existing mitigation and replacement should be
prepared by a suitably qualified person. SIGNPOSTS

Developers are encouraged to provide
this data to the Greenspace Information Natural England list of European and UK
for Greater London (GIGL ). legislation on wildlife management and
licensing. http://www.naturalengland.
Promoting the creation of additional org.uk/ourwork/regulation/wildlife/
habitat policyandlegislation/legislation.aspx#eu
2.8.11 In addition to following the hierarchy
described above new habitat provision Wildlife management and licensing - http://
should be provided as part of a www.naturalengland.org.uk/ourwork/
development’s urban greening measures. regulation/wildlife/default.aspx
This can include ecologically sensitive
landscaping, including water features or Standing advice for protected species -
new habitat provided on buildings, such http://www.naturalengland.org.uk/ourwork/
as in the form of green roofs and walls planningdevelopment/spatialplanning/
and roof gardens, ponds and wetlands standingadvice/default.aspx
potentially incorporated with SuDs and
bird and bat boxes and insect habitats. London Biodiversity Partnership
Habitat provided on a building can http://www.lbp.org.uk/index.htm
benefit some species but cannot fully
replace habitat lost at ground level. There Landscape and Urban Design for Bats and
are numerous web-sites that provide Biodiversity
information on how to include and http://www.bats.org.uk/pages/
enhance biodiversity on development landscapedesign.html
sites. See the Signpost adjacent for a few
of these resources. Biodiversity for Low and Zero Carbon
Buildings: A Technical Guide for New Build
2.8.12 The potential to increase biodiversity in http://www.bats.org.uk/pages/new_build.
public realm improvements should be html
maximised. The ecological enhancement
of urban greening measures in the public Biodiversity and the built environment: good
realm can in particular increase the practice guide
connectivity between existing areas of http://www.islington.gov.uk/publicrecords/
urban habitat. The Mayor’s All London library/Planning-and-building-control/
Green Grid SPG identifies opportunities Publicity/Public-consultation/2012-2013/
for improving the connectivity of green (2012-12-20)-Good-Practice-Guide-4-
infrastructure, including the creation of Biodiversity.pdf
corridors for nature conservation, across
London . Buglife
http://www.buglife.org.uk/
Green Information for Greater London (GIGL)

– is the environmental records centres for
Greater London.
71
http://www.gigl.org.uk/
The Victoria Business Improvement Districts

best practise guidance on Green Infrastructure
http://www.victoriabid.co.uk/news-and-
press/uks-first-green-infrastructure-guide /
PHOTO DESCRIPTION
THE HAMPTONS, SUTTON
©JONATHAN FINCH
Chapter 3
ADAPTING TO
CLIMATE CHANGE AND
GREENING THE CITY
3.1 INTRODUCTION
This will disproportionately affect those
already experiencing health inequalities.
3.1.1 This section provides further guidance
on how developers should incorporate 3.1.5 Climate change adaptation measures
climate change adaptation and greening will improve the resilience to changing
priorities outlined in the London Plan. climate already in the system as well
Successful delivery of measures to meet as improve the quality of Londoners’
these priorities will help ensure that lives, reduce carbon dioxide emissions,
London is resilient to current and future improve water and energy security, tackle
climate and also that the capital remains social inequality and boost the ‘green’
an inviting environment in which to economy.
invest, work and live.
3.1.6 It is important that the buildings and
3.1.2 The London Plan sets out the latest
57
spaces built today are suitable for
projections of what the climate is likely occupation and use for their anticipated
to be in the future due to the effects of lifetime. Potential responses can include:
climate change. In summary, on average
it is anticipated that in the future58 Potential Potential SPG
London will experience: impact adaptation guidance
measure
• hotter summers; hotter design to prevent Section 2.4
• milder winters; summers overheating Section 3.2
• increased periods without rain; design for Section 2.5
• increased intensity in rainfall; and heat resistant Section 3.2
landscaping
• more extreme weather events.
milder
winters
3.1.3 Some climate change is now
increased design more Section 3.2
inevitable. We are already committed periods resilient
to experiencing some changes to without foundations
our climate due to the legacy of past rain water efficiency Section 2.5
greenhouse gas emissions and the length
drought resistant Section 3.2
of time they persist in the atmosphere. planting
It will take time for the actions we are increased designing for Section 3.4
currently taking to reduce emissions to intensity flooding
have an effect. We therefore need to in rainfall
prepare for the changes to our climate more generally Section 2.6
that are being anticipated. extreme resilient Section 3.2
weather buildings and
events spaces(general
3.1.4 Climate change will affect the quality design and
of life of all Londoners both positively robust materials)
and negatively. Climate change is more
likely to affect vulnerable people with
poor health, which is also the group least
able to implement adaptation measures.
75
3.1.7 This section heavily cross references 3.2.2 Section 2.3 sets out how larger
other sections in this SPG as issues developments can influence their local
relating to adaptation overlap with issues environment and contribute to the urban
of resource management. heat island effect. Overheating within
buildings can result from either too
3.1.8 Developers need to consider how their much heat entering a building and not
developments will function in the future being released or too much heat being
in the context of a changing climate. generated within a building and not
There is no set standard for how long a being released. Just like being too cold,
building will last, however history has overheating can result in discomfort for
shown us buildings can last well over 100 occupiers, poor productivity and health
years. Much of London’s housing stock concerns. Therefore, if the internal
was built between 1880s and 1970s and environment becomes too hot it is likely
at current replacement rates, 80% of occupiers will try to find a way to cool
London’s current stock will still be here in their environment. In order to continue
2050. minimising carbon dioxide emissions it is
important designers consider the internal
3.2 TACKLING INCREASED comfort required by occupiers at the
TEMPERATURE AND DROUGHT design stage and that this comfort level
is met through implementing the cooling
KEY GUIDANCE AREAS hierarchy set out in London Plan Policy
5.9.
3.2.1 This section of the SPG provides
guidance on the following key areas: 3.2.3 Overheating is not fully assessed
by carbon dioxide emission models,
• preventing developments from therefore developers are encouraged to
overheating in the future; undertake dynamic thermal modelling to
• promoting heat and drought resistant ensure that their development does not
planting; and overheat. This is particularly important
• designing resilient foundations. for small south facing and top floor
living accommodation. As outlined in
OVERHEATING
the London Plan59 the GLA is developing
with the Chartered Institute of Building
MAYOR’S PRIORITIES Services Engineers (CIBSE) guidance
Developers should include measures, in the for developers to address the risk of
design of their schemes, in line with the overheating in buildings. This document
cooling hierarchy set out in London Plan will be titled ‘TM49: Probabilistic design
policy 5.9 to prevent overheating over the summer years for London ’. Modelling
scheme’s lifetime.
should address what the temperature
is likely to be over the lifetime of the
development .
3.2.4 Section 2.4 sets out some broad

measures on how a development’s design
can minimise carbon dioxide emissions. • follow the Mayor’s Low Carbon
To prevent overheating developers should Cooling Guide to select the most
incorporate the following measures, as efficient ventilation and cooling
appropriate, into their schemes: systems.
Passive measures: 3.2.5 An assessment of the heat gains in

• avoid designing small south facing communal areas also needs to be
units; considered. The Mayor has produced
• use materials with a high thermal the report Designing Communal Heating
mass; Systems in Residential Developments
• use green roofs and green walls which sets out measures that should be
to keep the heat out, and keep the implemented to prevent overheating by
building and its surroundings cool; communal systems .
• use materials with high albedo
thermal mass - the ability of a material to store
surfaces;
heat
• locate spaces and uses that need to be
albedo – the reflectivity of a surface to the
cool or that generate heat on the north
sun’s radiation
side of development;
g-value – the extent that glazing blocks heat
• use smaller windows on the south and from sunlight. The lower the G-value, the less
western elevations with low g-value solar heat is transmitted.
glazing;
• use carefully designed shading
measures, including balconies, louvers, SIGNPOSTS
internal or external blinds, shutters, Socially just adaptation to climate
trees and vegetation; change. Joseph Rowntree Foundation
http://www.jrf.org.uk/publications/socially-
• design the building and its internal
just-adaptation-climate-change
layout to enable passive ventilation,
including openable windows, a shallow London climate change partnership
floor plan, high floor to ceiling heights, http://climatelondon.org.uk/resources/
the stack effect, a double façade; Air temperature regulation by urban
• minimise internal heat gains by trees and green infrastructure by Kieron
using low energy equipment, including Doick and Tony Hutchings for the Forestry
Commission Research Note 12 - Report
energy efficient lighting and insulating describing how urban trees can help combat
hot water pipes and infrastructure as climate change temperature rises in cities.
well as thermal stores ; and http://www.forestry.gov.uk/fr/INFD-
5WPKNB
design in vegetation, including green
roofs and walls, and water features for
passive cooling.
Active measures:
• energy efficient lighting and equipment
to minimise internal heat generation;
and
77
BEST PRACTICE EXAMPLES likely to survive and meet their intended

purpose. The careful selection of drought
Colne and Mersea housing blocks resistant planting will also maximise the
(London Borough of Barking and Dagenham) support for native fauna .
http://climatelondon.org.uk/wp-content/
uploads/2013/02/Your-social-housing-in-a-
changing-climate.pdf 3.2.7 Paragraphs 2.6.13 to 2.6.15 of this
guidance provide details on alternative
Islington Council - Development sources of water for landscaping that
Management Policy DM7.5 - Heating does require watering.
and cooling
http://www.islington.gov.uk/publicrecords/ SIGNPOST:
library/Planning-and-building-control/
Publicity/Public-consultation/2013-2014/
Right trees for a changing climate - This
(2013-06-21)-Development-Management-
website helps anyone wanting to plant trees
Policies-adoption-draft-(June-2013).pdf
decide what trees are suitable to plant in
London and other urban areas in face of a
Islington Council - Low energy cooling
changing climate.
good practice guide. Good practice
http://www.righttrees4cc.org.uk/
guide 5
http://www.islington.gov.uk/publicrecords/
RHS Drought-resistant planting -
library/Planning-and-building-control/
provides advice on suitable plants
Publicity/Public-consultation/2012-2013/
http://apps.rhs.org.uk/advicesearch/profile.
(2012-12-20)-Good-Practice-Guide-5-Low-
aspx?pid=397
energy-cooling.pdf
Landscape Architecture and the
HEAT AND DROUGHT RESISTANT challenge of climate change
PLANTING http://landscapeinstitute.
org/PDF/Contribute/
LIClimateChangePositionStatement.pdf
MAYOR’S BEST PRACTICE
The design of developments should BEST PRACTICE EXAMPLES
prioritise landscape planting that is drought
resistant and has a low water demand for Holmes Road drought resistant planting
supplementary watering. http://diliplakhani.com/holmes-road-
London Plan policy 5.3, 5.15 london/
3.2.6 London Plan Policy 5.15 outlines that

in dry years, London’s water demand
already outstrips main water supply.
Therefore it is essential that landscaping
does not use excessive amounts of
water. Developers should select drought
resistant planting so that it needs
less watering and so that when water
restrictions are in place, plants are more
RESILIENT FOUNDATIONS 3.3 INCREASING GREEN COVER

AND TREES
MAYOR’S BEST PRACTICE KEY GUIDANCE AREAS
Developers should consider any long term
potential for extreme weather events to 3.3.1 This section of the SPG provides
affect a building’s foundations and to ensure guidance on the following key areas:
they are robust.
London Plan policy 5.3, 7.6 • promoting urban greening; and
• promoting the protection and planting
3.2.8 A large proportion of London has clay of trees.
soils. Clay soils can shrink considerably
and become hard and crack during hot URBAN GREENING
and dry periods, leaving space in the
soil and around foundations. When MAYOR’S PRIORITIES
it rains for long periods clay soils can Developers should integrate green
also swell and become like plasticine infrastructure into development schemes,
increasing the pressure on foundations. including by creating links with wider green
Extreme weather conditions could place infrastructure network60.
increasing pressure on shallow and less London Plan policy 2.18, 5.3, 5.10
robust foundations, which generally Major developments in the Central London
characterise traditionally constructed Activity Area (CAZ)61 should be designed to
buildings. Potential impacts on existing contribute to the Mayor’s target to increase
and proposed foundations should be green cover by 5% in this zone by 2030.
considered in all developments. London Plan policy 5.10
3.2.9 Trees and vegetation can either remove 3.3.2 Urban greening has been identified
more water from the soil or retain as a measure to help adapt the city to
moisture to help keep ground conditions future climates. Green infrastructure is a
moist. Careful consideration should be network of mainly vegetated spaces and
given to the proposed landscaping based other environmental features, including
on the proposed foundations and local water features with multifunctional
soil. Developers may need to increase and connectivity benefits. Green
foundation depths on new buildings in infrastructure can have numerous
order to allow for the growth of new or benefits including:
existing trees.
• urban cooling, through shading and
evapotranspiration;
• reduced runoff, through the absorption
of rainfall;
• reduced energy demand, through
insulation of the property;
• improved air quality;
• improved biodiversity;
• enhanced amenity and visual interest,
79
including in neighbourhoods and high should maximise the provision of green

streets and helping to create a sense of infrastructure within their developments.
place; The green infrastructure most applicable
• better quality of life for residents and in the most densely developed part of
workers; and the city are urban greening measures
• for health and well-being, including such as green roofs, green walls, rain
tackling obesity and mental health gardens and street trees.
by offering pleasant opportunities for
exercise, including food growing. 3.3.6 To fully contribute to the Mayor’s target,
developers should provide the urban
3.3.3 Existing green urban infrastructure greening measures on-site, either on
should be retained wherever practical. the buildings or within the curtilage of
This is especially important in dense the site. Developers should design green
urban areas where there are little infrastructure into their scheme at the
opportunities to re-provide green initial design stage to ensure that the full
infrastructure at ground level. consideration can be given to the type of
vegetation that would be appropriate in
3.3.4 To maximise the opportunities for urban the proposed location, including allowing
greening, when preparing plans such as sufficient space to enable the vegetation
local plans, area action plans or surface to reach maturity and whether there are
water management plans boroughs any watering62 and daylight requirements.
should investigate the opportunities for
new and enhanced green infrastructure. 3.3.7 The contribution on each site should
Boroughs should also identify the be maximised by vegetating as much
opportunities for delivering urban roof area or curtilage as is practical,
greening measures, such as through that is by vegetating the area that is
the CIL, borough or other agency not covered by operating equipment63
climate change adaption or surface or required for circulation and access.
water management programmes or as To maximise the environmental benefits
an off-site provision required in lieu of green infrastructure the preference
of any shortfall not provided on their is that it is provided in the form of
development site. vegetated landscaping (including trees
and rain gardens) at ground level or
3.3.5 The highly urbanised nature of central as a vegetated green roof. Green roofs
London increases its vulnerability to should meet the standards set out in GLA
extreme weather events. Therefore guidance in the ‘Living Roofs and Walls’
the CAZ has been identified as a focal report64.
point for increasing green cover as part
of a package of measures to increase 3.3.8 Where no on-site provision is feasible
resilience. The Mayor has a target to due to the site’s constraints, the
increase the green cover in the CAZ by developer should investigate options
5% on 2008 levels by 2030 (an increase for providing urban greening measures
of approximately 30ha). To facilitate the off-site within the CAZ. This will involve
delivery of this target, developments working with the relevant planning
authority and/or nearby property SIGNPOST

owners to identify suitable measures.
Living Roofs and Walls. Technical
Measures could include retrofitting green Report: Supporting London Plan Policy
roofs or other vegetated landscaping. – provides information regarding the benefits
Measures could be provided in whole of different types of green roof systems and
or part directly by the developer or by suggested standards for substrate depth and
making a contribution that adds to an biodiversity. http://www.london.gov.uk/
existing scheme. The implementation sites/default/files/uploads/living-roofs.pdf
of the measures and their maintenance The GRO Green Roof Code (2011) -
should be secured by conditions or an industry led code of best practice to
s106 agreements, as relevant. However, guide green roof design, specification,
any agreement for off-site measures, installation and maintenance. http://www.
including financial contribution need to thegreenroofcentre.co.uk/Library/Default/
consider any restrictions imposed by the Documents/GRO%20ONLINE.pdf
CIL Regulations.
TREES
3.3.9 As outlined in section 2.8, green
infrastructure should be designed in ways
that minimise the need for excessive MAYOR’S PRIORITIES
watering and maintenance. Urban Developments should contribute to the
greening can contribute to local food Mayor’s target to increase tree cover across
growing, urban agriculture and enhanced London by 5% by 2025.
biodiversity (see section 2.162 - 2.172). London Plan policy 5.3, 5.10, 7.21
Vegetation and landscaping should be
Any loss of a tree/s resulting from
maintained and its management may be development should be replaced with an
secured for a period of time through the appropriate tree or group of trees for the
planning process. location, with the aim of providing the
same canopy cover as that provided by the
original tree/s.
3.3.10 Beyond the CAZ, the Mayor expects
London Plan policy 5.3, 5.10, 7.21
urban greening to be included in all
major developments and in smaller
schemes, where feasible. 3.3.11 Trees and woodland form an essential
part of London’s design and landscape
character. They also cool the urban
environment (along with other green
infrastructure), providing important
health and social benefits. The ability
of trees to intercept heavy rainfall,
retain moisture and return water to the
atmosphere through evapotranspiration
will be increasingly important to help
reduce surface water runoff and therefore
flood risk. Trees also provide economic
benefits through the potential to produce
81
timber and related products. Carefully Standards and the guidance produced
selected trees can reduce air pollution65. by the Trees and Design Action Group,
Boroughs should use their powers under including The Canopy, Trees in the
section 197 of the Planning Act 1990 to Townscape and the forthcoming Trees in
make Tree Preservation Orders to protect Hard landscapes66.
trees, and require the planting of trees,
where appropriate .
SIGNPOSTS
3.3.12 In line with the Mayor’s Preparing Trees
and Woodland Strategy SPG, trees and The Mayor’s Tree and Woodland Strategies
woodland across London should be Supplementary Planning Guidance - provides
guidance on how to value and manage trees
considered as a whole, as an urban forest.
as an asset and how to develop a borough
This means that boroughs should not wide tree and woodland strategy.
manage trees in a fragmented and ad hoc http://www.london.gov.uk/priorities/
manner but be planned, cared for and planning/publications/preparing-borough-
protected in a truly co-ordinated way, for tree-and-woodland-strategies-spg
the benefit of all.
The Canopy: A guide for designers, planners
and developers – A publication jointly
3.3.13 It is essential that the design of produced by the Trees and Design Action
development considers existing trees as Group and the Mayor of London to highlight
well as the space trees require for growth. the importance of urban trees
Where possible, boroughs and developers http://www.tdag.org.uk/
should retain existing trees as part of uploads/4/2/8/0/4280686/tdag_
new development proposals. Where it canopyweb.pdf
is necessary to remove an existing tree
Trees in the Townscape. A guide for decision
there should be adequate replacement makers 2012 - This Trees and Design Action
planting to compensate for the loss of Group document provides guidance and case
the canopy cover. Where required, the studies on how to incorporate the planning
replacement of trees should be secure by for trees into policy as well as detailed design
condition. guidance on how to make space for and
incorporate trees into development.
http://www.tdag.org.uk/trees-in-the-
3.3.14 The Capital Asset Value for Amenity townscape.html
Trees (CAVAT) or a similar methodology
can be used by boroughs to assess and The benefits of large species trees in
calculate the benefits of the existing tree urban landscapes: a costing, design and
compared to those proposed within the management guide (C712) 2012 - This
development and therefore compensatory CIRIA document aims to highlight the vital
importance of large species trees, including
planting required if existing trees are
the retention and enhancement of existing
removed. trees and carrying out of new plantings
in streets, squares and parks for new and
3.3.15 Tree protection, planting and existing developments.
maintenance should follow current
arboricultural best practice, such as CAVAT - provides a method for managing
that produced in the relevant British trees as public assets. It is a tool for decision-
making which can be applied to the tree in London Plan policy 5.13
sock as a whole, or to individual trees, when London Plan policy 5.13
replacement value needs to be expressed in
monetary terms Developers should design Sustainable
http://www.ltoa.org.uk/index. Drainage Systems (SuDS) into their schemes
php?option=com_content&view=article&id= that incorporate attenuation for surface
120&Itemid=69 water runoff as well as habitat, water quality
and amenity benefits.
British Standards: British Standards BS5837, London Plan policy 5.3, 5.13, 5.14
3998 and forthcoming 8545 120&Itemid=69
3.4.2 It is important to incorporate sustainable
3.4 FLOODING
drainage in all developments to prevent
the increasing volume of surface water
KEY GUIDANCE AREAS
runoff during heavy rainfall. Surface
water flooding is the most likely form
3.4.1 This section of the SPG provides of flooding that development may be
guidance on the following key areas: exposed to. Surface water flooding is
likely to increase due to the anticipated
• surface water flooding; increased intensity in rainfall events
• sustainable drainage; as well as the continuing urbanisation
• flooding and the resilience and of London. For small developments,
resistance of buildings; including those that do not require
• safety; planning permissions, simple measures
• flooding and basement developments; can include draining impervious surfaces
• flood defences; to a landscaped area of the garden or
• flood risk management from tidal and to a soak away or installing a water
fluvial flooding; and butt to collect water from an existing or
• other sources of flooding. new impervious roof. More options are
provided in Table 3.1 below. It is essential
SURFACE WATER FLOODING AND
SUSTAINABLE DRAINAGE to consider how SuDS measures will be
incorporated at the initial design stage,
MAYOR’S PRIORITIES especially when the National Standards67
for SuDS is introduced. Guidance on how
Through their Local Flood Risk Management
to design to limit the impact of other
Strategies boroughs should identify areas
where there are particular surface water forms of flooding can be found later in
management issues and develop policies and this section (paragraph 3.4.45-3.4.48).
actions to address these risks.
London Plan policy 5.3, 5.12 Surface water management plans
Developers should maximise all opportunities

3.4.3 Under the Floods and Water
to achieve greenfield runoff rates in their
developments. Management Act 201068 the
London Plan policy 5.12, 5.13 responsibility for surface water flooding
in London lies with boroughs69 which
When designing their schemes developers must develop, maintain, apply and
should follow the drainage hierarchy set out monitor a strategy for local flood risk
83
management in their area. It is essential development is located in a catchment

that local planning policies and decisions that contributes to combined sewers
complement any actions a Surface with known and/or modelled capacity or
Water Management Plan (SWMP) or flooding issues. Information to determine
Local Flood Risk Management Strategy whether capacity/flooding issues exist
identify to address local surface water is available from borough SWMPs and
flooding issues. This will generally Strategic Flood Risk Assessments (SFRAs)
require a coordinated approach between as well as other historic data.
the local planning authority, the local
highways authority and the open space 3.4.7 If greenfield runoff rates are not
department. The local water company proposed, developers will be expected to
can also be included. clearly demonstrate how all opportunities
to minimise final site runoff, as close
3.4.4 A catchment wide approach should be to greenfield rate as practical, have
taken in urban areas, particularly where been taken. This should be done using
surface water in one borough may result calculations and drawings appropriate to
in flooding in another borough and the scale of the application. In order to
there is insufficient space to fully deal achieve this, applicants should:
with surface water in a single borough.
Surface water maps will be published by • consider the permeability of all
the Environment Agency in 2014. SuDS existing and proposed surfaces on the
measures should be retrofitted where application site;
ever possible to address local surface • assess the existing surface water and
water management issues. The SuDS foul drainage networks and their
measure may be located upstream, even discharges; and
some distance, from the actually area at • assess a range of return periods (the
risk of surface water flooding. probability of a rainfall event of a
particular size occurring and resulting
Greenfield runoff rates in flooding) up to and including the 1
in 100 year plus climate change critical
3.4.5 London Plan policy 5.13 states that storms (an additional 20-30%).
developers should aim for a greenfield
runoff rate from their developments. 3.4.8 Most developments referred to the
Greenfield runoff rates are defined as Mayor have been able to achieve at least
the runoff rates from a site, in its natural 50% attenuation of the site’s (prior to
state, prior to any development. Typically re-development) surface water runoff
this is between 2 and 8 litres per second at peak times. This is the minimum
per hectare. The CIRIA SuDS Manual70 expectation from development proposals.
generally recommends the institute of
Hydrology Report 124 methodology for 3.4.9 There may be situations where it is not
calculating greenfield runoff rates. appropriate to discharge at greenfield
runoff rates. These include, for example,
3.4.6 Achieving a greenfield runoff rate is sites where the calculated greenfield
of particular importance where the runoff rate is extremely low and the final
outfall of a piped system required to is to store surface water in tanks or

achieve this would be prone to blockage. cellular storage before it is released
An appropriate minimum discharge rate at a controlled rate. This is the least
would be 5 litres per second per outfall. preferable storage option as it does not
provide wider sustainability benefits
3.4.10 All developments on greenfield sites such as habitat provision or water quality
must maintain greenfield runoff rates. improvements.
On previously developed sites, runoff
rates should not be more than three Multi-functional benefits of SuDS
times the calculated greenfield rate. The
only exceptions to this, where greater 3.4.13 Development should utilise SuDS unless
discharge rates may be acceptable, there are practical reasons for not doing
are where a pumped discharge would so. The aspiration is to deliver SuDS
be required to meet the standards or schemes that provide multiple benefits,
where surface water drainage is to tidal in addition to reducing flood risk. The
waters and therefore would be able to most beneficial schemes will successfully
discharge at unrestricted rates provided contribute to the delivery of the Water
unacceptable scour would not result. Framework Directive71 by reducing water
pollution (see section 4.6 for more
The drainage hierarchy guidance on preventing Water pollution )
and providing additional valuable habitat
3.4.11 The drainage hierarchy set out in London to improve the status of our water
Plan policy 5.13 comprises two elements: bodies. SuDS schemes should also aim
to improve amenity, and therefore the
• managing and storing surface water quality of life of Londoners, as well as
on-site before it is finally discharged, if contribute to the wider goals relating to
required (Numbers 1 to 4); and green infrastructure, biodiversity, water
• disposal of surface water from a piped efficiency and recreation.
drainage system (Numbers 5, 6 and 7).
3.4.14 SuDS measures should be specified to
3.4.12 The capture and storage of rainwater for maximise multi-functional benefits by
later use is always the priority in order following Table 3.1.
to also meet the objective of making
efficient use of water resources. See 3.4.15 SuDS should be fully justified by
section 2.5 for more details on water adopting techniques in a hierarchical
reuse. Where there are no opportunities manner, maximising the use of those
to collect and reuse rainwater, the techniques higher up the hierarchy
site, where practical should drain to and those that deliver multi-functional
the ground to recharge groundwater benefits before considering others
resources. Where infiltration is not further down the hierarchy. A London
possible, surface water should be stored SuDS Guidance Pack from the London
on-site in open water features such as Drainage Engineers Group will be
ponds and wetlands and then released available in 2014.
at a controlled rate. The final option
85
3.4.16 Site conditions to consider when SIGNPOST

assessing the suitability of different SuDS The SUDS manual (C697) 2007 - This CIRIA
include: guidance provides best practice guidance on
the planning, design, construction, operation
and maintenance of SuDS.
• the contaminants present in runoff;
http://www.ciria.org/service/
• the catchment area; AM/ContentManagerNet/
• local hydrology; and Default.aspx?Section=bookshop_
• the type of development. entrance&Template=/
TaggedPage/TaggedPageDisplay.
3.4.17 Infiltration methods need to consider: cfm&TPLID=69&ContentID=12345
CIRIA – Guidance: Sustainable Urban

• soil permeability; Drainage Systems
• ground stability; http://www.susdrain.org/resources/ciria-
• depth to water table; guidance.html
• soil attenuation, both flow and quality;
• contaminants present in ground; and Landscape Institute - Sustainable Urban
• local hydrogeology and risk of Drainage Systems
http://www.landscapeinstitute.
groundwater contamination.
co.uk/knowledge/
Management of SuDS and SustainableDrainageSystemsSuDS.php
contributions
Thames Water – Sustainable Urban Drainage
3.4.18 Drainage designs incorporating SuDS Systems
measures should include details of how http://www.thameswater.
each SuDS feature, and the scheme as a co.uk/cr/Sustainabledrainage/
Sustainableurbandrainagesystems/index.
whole, will be managed and maintained html
throughout its lifetime. When published
the National Standards for sustainable Building a Better Environment by
drainage systems should be followed with Environment Agency/ Natural England/
additional consideration given to the Forestry Commission - provides a guide to
issues associated with the constrained developers.
http://www.environment-agency.gov.uk/
nature and abundance of below ground
research/planning/147852.aspx
services on London sites. These SuDS will Best practice examples
be reviewed by, and require permission
from SuDS Approval Bodies administered UK Rain Gardens guide - provides to help
by the boroughs . the homeowner or property manager to
create a simple rain garden within their own
3.4.19 Some borough SWMPs may include property.
http://raingardens.info/
actions to deliver SuDS schemes to help
alleviate existing surface water flooding Sustainable Drainage Systems:
issues. Developers should consider maximising the potential for people and
these proposals and investigate ways to wildlife
implement or contribute towards such http://www.rspb.org.uk/Images/SuDS_
schemes. report_final_tcm9-338064.pdf
Table 3.1 THE MULTI-FUNCTIONAL BENEFITS OF SUDS (SOURCE: ENVIRONMENT

AGENCY 2006)
Most SUDS technique Flood Pollution Landscape

sustainable Reduction Reduction & Wildlife
Benefit
Green roofs   
Basins and ponds   
1. Constructed
wetlands
2. Balancing ponds
3. Detention basins
4. Retention ponds
Filter strips and   
swales
Infiltration devices   
5. Soakaways
6. Infiltration
trenches and
basins
Permeable surfaces  
and filter drains
7. Gravelled areas
8. Solid paving
blocks
9. Porous paviors
Least Tanked systems 
sustainable 10. Over-sized pipes/
tanks
11. Box storage

systems
87
BEST PRACTICE EXAMPLES flood water may enter the building, its
impact is reduced. Measures should
Susdrain case studies - a web-page
providing a variety of SuDS case studies aim to ensure no permanent damage is
http://www.susdrain.org/case-studies/ caused, structural integrity is maintained
and drying and cleaning are facilitated.
Thames Water Counters Creek scheme This may also include ensuring that, if
http://www.thameswater.co.uk/about- damaged, elements can be easily repaired
us/9344.htm or replaced.
FLOOD RESILIENCE AND 3.4.23 Some forms of river-related development

RESISTANCE OF BUILDINGS IN need to be located in areas at risk of
FLOOD RISK AREAS flooding, for example boat clubs. These
should be designed so that they can be
flooded with minimal damage.
3.4.24 Internal flood resilient design measures
Development in areas at risk from any form
of flooding should include flood resistance include:
and resilience measures in line with industry
best practice. • solid floors rather than suspended floors
London Plan policy 5.3, 5.12, 5,13 or suspended floors set above expected
flood levels;
3.4.20 The simplest way to prevent development • treated timber to resist water logging or
from experiencing fluvial and tidal marine plywood for shelves and fittings;
flooding is to locate development outside • electric, gas and phone circuits are
areas of flood risk, that is locating located above expected flood level;
development in areas identified as • one-way auto seal valves on toilets;
Flood Zone 172, where possible. Where • water resistant alternatives to traditional
development cannot be located in Flood plaster or plaster boarding for internal
Zone 1, boroughs should ensure that wall finishes;
development is directed to locations of • avoiding the use of materials particularly
lowest flood risk. vulnerable to water such as chipboard or
MDF e.g. in kitchen units; and
3.4.21 Flood resistance refers to designing • fitted carpets on ground floor should be
and constructing a building to prevent avoided.
floodwater entering the building and
damaging its fabric. Measures include
installing a flood gate across the front
door or raised finished floor and/or
threshold levels above expected flood
levels (see the section on Safety below at
paragraph 3.4.28).
3.4.22 Flood resilience refers to designing and

constructing a building so that, although
SIGNPOSTS The design life of development
Improving the flood performance of new 3.4.26 An appropriate design life should be
buildings – flood resilient construction. set for each development in order to
DCLG. 2007 inform the climate change allowances
to be applied in flood risk assessments
Your home in a changing climate –
retrofitting existing homes for climate (FRAs). For residential developments the
change impacts. London Climate Change design life should be at least 100 years
Partnership. 2008 and at least 60 years for commercial
developments.
FLOOD RISK MANAGEMENT
3.4.27 The Technical Guidance to the National
3.4.25 This section seeks to address the Planning Policy Framework sets out
potential impacts from tidal and fluvial the required allowances to be included
flood risk and primarily applies to in FRAs to account for climate change.
development proposed in Flood Zones The standards for design life set out
2 or 3. The potential impacts from other above indicate which allowance should
forms of flooding are outlined at the end be applied for a development. There
of this section. may be exceptions to these standards,
for example time-limited planning
MAYOR’S PRIORITIES permissions. In these cases, design life
should be agreed with the local planning
Developments are designed to be flexible
and capable of being adapted to and authority and justification included
mitigating the potential increase in flood risk within the FRA.
as a result of climate change.
London Plan policy 5.3, 5.12 Safety
Developments incorporate the 3.4.28 Developers should ensure that

recommendation of the TE2100 plan for the
future tidal flood risk management in the appropriate mitigation measures are
Thames estuary. included in site designs to ensure that
London Plan policy 5.3, 5.12 future occupants are not at risk of
flooding. Much of London benefits from
Where development is permitted in a the tidal flood protection provided by
flood risk zone, appropriate residual the Thames barrier and the associated
risk management measures are to be
network of flood walls.
incorporated into the design to ensure
resilience and the safety of occupiers.
London Plan policy 5.3, 5.12 3.4.29 When a site is not afforded this
protection (to the 1 in 200 year standard
or 0.5% chance of occurrence), or is at
risk of fluvial flooding, finished floor
levels should be set 300mm above the
appropriate predicted design flood
level73. Developments that are at risk
of flooding should also be designed
to ensure that the future occupants
89
will have a safe egress route from the • frequency;

property to an area outside of the flood • depth;
envelope. • velocity and speed of onset and
duration of flooding;
3.4.30 Where sites benefit from the protection • resident awareness of flood risk;
of the tidal flood defences, developers • flood warning arrangements;
should include mitigation measures to • potential response of occupiers and
ensure that the future occupants will users of the development, including the
not be at risk if the flood defences were elderly and those with mobility issues,
to fail. This could include an area of during a flood event;
safe refuge, access/egress routes, and/ • evacuation procedures and ways of
or emergency planning measures and ensuring these are provided for the
should be considered in detail as required lifetime of the development;
by local planning authorities and their • arrangements for refuge within
emergency planners. buildings, including the use of lifts;
• operation and maintenance of flood
3.4.31 It is the responsibility of the developer management measures;
to prepare a comprehensive assessment • structural safety of the building; and
of all sources of flood risk and provide • impact of a flood on the service
suitable mitigation measures to ensure provided to the development, e.g.
the site is safe. All developments in water, electricity and fuel supplies.
flood zones 2 and 3 should be signed
up to the Environment Agency Flood 3.4.34 Undeveloped land in the fluvial
Warning Direct service. Reliance should floodplain provides storage capacity for
not normally be placed on future flood flood waters. Development should not
alleviation schemes yet to be constructed result in any loss of fluvial floodplain
in the consideration of standards for storage capacity nor adversely impact
safety. the routes flood waters are most likely to
take. Where floodplain compensation is
3.4.32 If a safe access/egress route cannot be required, this is to be provided on a level-
achieved, the local planning authority for-level and volume-for-volume basis up
may wish to consider the submission of to the flooding event the measures are
an emergency plan to achieve a means designed to protect against. Floodplain
of safety and to inform their planning compensation is required to ensure that
decision. Boroughs should secure safety on sites is not compromised due
the above measures through a s106 to the increased extents or depths of
agreement to ensure the on going safe floods and that flood risk is not increased
occupation of the site. off-site as a result of new development
displacing flood waters. Compensation
3.4.33 An acceptable emergency plan should should normally be provided as the
incorporate information on the following first stage of site development in
aspects: order to protect the construction site
should flooding occur and not after the
• the type and source of flooding; development has been constructed.
3.4.35 Liaison with the Environment Agency appropriate and consider all forms of
should be undertaken prior to designing flooding.
a development behind tidal flood
defences as breach analysis may be Basements to ‘more vulnerable’
required to ensure development can development
satisfactorily address safety issues • In areas where defences are below the
associated with breach of the flood design standard finished floor, threshold
defences. This may influence the design and aperture levels should be set at
and feasibility of a scheme. least 300mm above the design event.
• In areas of tidal residual risk finished
Basements floor and/or threshold levels and safe
refuge should where possible be set
3.4.36 This section should be read in above the design event.
conjunction with section 2.2 which
provides detailed guidance on the Basements to less vulnerable, water
planning for and construction of compatible and essential infrastructure
basements and lightwells. This section • In areas where defences are below the
only focuses on the safety aspects, if a design standard finished floor, threshold
basement should be occupied in areas and aperture levels should where
vulnerable to flooding. possible be set at least 300mm above
the design event.
3.4.37 Developers and occupiers should • In areas of tidal residual risk basements
adhere to the following guidance when should be managed in line with the
designing and occupying basements. requirements of the local planning
authority, including incorporating
Self-contained basement dwellings74 access/egress routes, safe refuge and/
(‘highly vulnerable’75 development) or emergency planning measures as
• Where defences are below the design appropriate and consider all forms of
standard76 or within the area of flooding.
tidal residual risk77 in Flood Zone 3,
developments pose a significant risk to 3.4.38 All basement development proposals in
life and in accordance with the National London should incorporate appropriate
Planning Policy Framework (NPPF) mitigation measures and be sufficiently
Technical Guidance (or any subsequent resistant and resilient to flooding from all
guidance on flood risk issued in support sources (see section 2.2 and paragraphs
of the NPPF) self-contained dwellings 3.4.20 -3.4.24 on resistance and
in basements should not be permitted. resilience and paragraphs 3.4.39 - 3.4.44
• Outside the area of tidal residual risk on flood defences and watercourses).
self-contained basement dwellings Basements exits should be clearly
should be managed in line with the signposted to enable escape and should
requirements of the local planning contain sump areas to enable effective
authority, including incorporating post-flood clean-up.
access/egress routes, safe refuge and/
or emergency planning measures as
91
SIGNPOSTS FLOOD DEFENCES
Planning Policy Statement 25: MAYOR’S PRIORITIES

Development and Flood Risk Practice
Guide 2009 - this CLG guidance sets out Development should maximise all
how to address flooding in all stages of the opportunities to achieve an 8m setback
planning process. on fluvial watercourses between built
https://www.gov.uk/government/uploads/ development and watercourses, flood
system/uploads/attachment_data/ defences and culverts.
file/7772/pps25guideupdate.pdf London Plan policy 5.3, 5.12
Technical Guidance to the National Development should maximise all

Planning Policy Framework 2012 - This opportunities to achieve a 16m setback
DCLG guidance provide additional technical on tidal watercourses between built
guidance on planning for flooding to support development and watercourses and flood
the NPPF. defences.
http://www.communities.gov.uk/ London Plan policy 5.3, 5.12
publications/planningandbuilding/
nppftechnicalguidance.
3.4.39 The setback distances outlined above
The Thames Estuary 2100 Plan - sets out
actions the Environment Agency and others are set out in the Thames Region Flood
will need to take – in the short, medium Defence Byelaws. Any development
and long term to manage flood risk in the located within this zone requires consent
Thames estuary to the end of the century from the Environment Agency. These
and beyond. distances were developed to protect
http://www.environment-agency.gov.uk/ and avoid compromising flood defences
homeandleisure/floods/125045.aspx
(which are often larger and more
The Supplementary Note on Flood complex on tidal watercourses, hence
Hazard Ratings and Thresholds for generally16m compared to 8m on fluvial
Development Planning and Control watercourses) and ensure access for
Purposes – Clarification of Table 13.1 of emergency and routine maintenance.
FD2320/TR2 and Figure FD2321/TR1,
published in May 2008, provides useful 3.4.40 There may be situations where it is not
guidance on the danger to people for
different combinations of depth and velocity. appropriate to set back development by
the above amounts. Where developers
wish to depart from these standards
full justification must be provided.
Developers will still need to enable the
inspection, maintenance and replacement
of flood defences to be done in a safe
manner without incurring undue costs
and environmental impacts.
3.4.41 Where work to flood defences is

required to make the development
safe throughout its design life, plans
and sections should be submitted design life in order to demonstrate that

containing proposals showing how the later work to restore/enhance the flood
flood defences will be raised as part defence can be carried out in a safe,
of the proposed development, or how economic and environmentally sensitive
they will be raised in future in light of way.
climate change. Structural implications
of the raising as well as its impact on the
amenity value of the riverside should be BEST PRACTICE EXAMPLE
taken into account in any design.
Building a better environment. The
3.4.42 Where work to flood defences is required Environment Agency. 2006.
to facilitate development and ensure
static/documents/1_GETH1106BLNE-
its safety the following standards shall e-e(1).pdf
apply:
• flood defence design should aim to OTHER SOURCES OF FLOODING

allow for a loading of 25 kilo newtons
per square metre (kN/m2) on adjacent MAYOR’S PRIORITY
land from plant, materials and
All sources of flooding need to be
construction work; considered when designing and constructing
• flood defences shall have a design developments.
life greater than or equal to that of London Plan policy 5.3, 5.12, 5.13
the development situated adjacent
to them. Flood defences shall have a 3.4.45 The sections above provide standards for
minimum residual life of 50 years before tidal and fluvial flood risk. Other forms
intervention is required to upgrade them of flooding, including from groundwater,
to achieve the appropriate design life; reservoir and surface water are less well
and understood. Borough SWMPs produced
• development shall make provision for through the Drain London project are
the future raising of tidal flood defences seeking to address this and improve our
in line with the requirements of the understanding of surface water flood risk.
Thames Estuary 2100 plan. In the interim, the following guidance
should provide a useful starting point.
3.4.43 Where loadings depart from these
standards developers should justify in Groundwater flooding
detail why they have adopted a given
loading capacity. In all cases this should 3.4.46 The risk of groundwater flooding can
not be less than 10kN/m2. be identified using individual borough
SFRAs and consulting groundwater
3.4.44 Development, particularly in areas of emergence and susceptibility maps.
flood risk should be designed from the Assessments of groundwater flooding
outset to be safe at the end of its design risk need to consider both risk to
life. It may be appropriate to consider the proposed development as well
one or more milestones within the as increased risk elsewhere due to
93
interruption of groundwater flow some measures to reduce the potential

routes or groundwater displacement. impacts of surface water flooding.
Appropriate mitigation may include
tanking and installing appropriate
drainage. SIGNPOSTS
Reservoir flooding Groundwater susceptibility maps British

Geological Survey
http://www.bgs.ac.uk/products/
3.4.47 Areas at potential risk from reservoir
hydrogeology/groundwaterFlooding.html
flooding can be identified in individual
borough SFRAs as well as by using the Reservoir flooding Environment Agency
Environment Agency’s reservoir flood http://www.environment-agency.gov.uk/
maps78. These maps are for emergency homeandleisure/floods/124783.aspx
planning purposes and show the extent
of flooding based on the worse-case Drain London Greater London Authority
(GLA)
scenario in the unlikely event the http://www.london.gov.uk/drain-london
reservoir failed. The maps can be used to
highlight locations where more detailed
flood risk assessment may be required
in order to inform emergency planning
decisions on new development proposals,
for example when considering safe
escape and evacuation.
Surface water flooding
3.4.48 Critical Drainage Areas (CDAs) are

identified in borough SWMPs. These are
areas where there is significant risk of
flooding affecting houses, businesses
and/or infrastructure. They also
incorporate the contributing catchment
area and features that influence the
predicted extent of flooding. Borough
SWMPs have resulted in associated
action plans to deliver projects to
improve surface water flooding in
identified critical drainage areas.
Boroughs and developers can use these
plans to determine whether it would be
possible to deliver any of these projects
in tandem with new development in
London, either on-site or off-site.
Paragraphs 3.33 – 3.49 above outline
Chapter 4
POLLUTION
MANAGEMENT -
LAND, AIR, NOISE,
LIGHT AND WATER
4.1 INTRODUCTION
The Environment Agency reviews
environmental permits from time to time
4.1.1 The density of activity across London can to ensure they continue to protect people
lead to various forms of disturbance to and the environment. The Environment
nearby occupiers and can result in legally Agency has produced a useful guide for
recognised levels of pollution. These developers requiring planning permission
forms of pollution include air, noise and and an environmental permit which can
light. Activities can also create incidents be found on their web-site80.
of pollution further away, where it
may not be noticed by the polluter. 4.1.4 The NPPF81 states that ‘local planning
For example, polluting activities could authorities should focus on whether
affect water bodies through runoff and the development itself is an acceptable
pollutants entering the sewer. Historic use of the land, and the impact of the
polluting land uses have resulted in land use, rather than the control of processes
contamination. Potentially polluting uses or emissions themselves, where these
need to incorporate mitigation measures are subject to approval under pollution
to prevent further pollution. control regimes’. In London there are
limited alternative sites to provide
4.1.2 Separate to the planning process, the for the growing demand for housing,
Environment Agency regulates certain employment space and supporting
industrial, waste and agricultural infrastructure and therefore uses are
activities and substances under the often intensified on existing sites
Environmental Permitting Regulations that may already experience exposure
(EPR). These activities and substances to pollution. In some instances the
must obtain a permit or be registered as potentially polluting equipment is too
exempt to operate. A full list of activities small to be covered by environmental
and at what size a permit is required can protection legislation, but the
be found on the Environment Agencies incremental increases in the pollutant
web-site79. Where a permit is required, could lead to or exacerbate exposure
developers are strongly encouraged to unacceptable levels of pollution.
to seek pre-application advice with In these instances it is reasonable for
the Environment Agency prior to the the local planning authority to adopt
submission of a planning application. planning policies and to negotiate with a
This is to ensure the development will be developer for a development to include
acceptable in principle on environmental the lowest polluting equipment viable.
protection grounds.
4.2 LAND CONTAMINATION
4.1.3 Advice from the Environment Agency
will help developers identify any risks KEY GUIDANCE AREAS
they will need to address and how
best to proceed with the application. 4.2.1 This section of the SPG provides
Where the Environment Agency grants guidance on the following key areas:
a permit, they monitor compliance
and enforce conditions as necessary. • who is responsible for dealing with land
97
contamination; and condition or secure by s106 agreement

• bioremediation. that the site is treated and remediated
to the required standard prior to
MAYOR’S PRIORITIES construction works commencing. The
National Planning Policy Guidence
Developers should set out how existing land
contamination will be addressed prior to the provides more information on planning
commencement of their development. and contaminated land83.
4.2.3 Bioremediation works are encouraged,
Potentially polluting uses are to incorporate where they are suitable. Bioremediation
suitable mitigation measures. is the treatment of contaminated soil
using micro-organisms and accelerating
the culture by use of chemicals as
4.2.2 Not all previously developed or nutrients and the addition of oxygen
brownfield land is contaminated, and producing aerobic conditions for the
not all land contamination presents an remediation. This process is not suitable
environmental or human health risk. for all contaminants.
Boroughs hold details on potentially
contaminated land based on historic 4.2.4 Where an activity has the potential to
land uses. Where a site is affected by result in land contamination, appropriate
contamination it is the developer’s or mitigation measures should be identified
landowner’s responsibility that the site at planning application stage. The
is developed safely82. Early identification implementation and maintenance of
of land contamination issues enable the these mitigation measures should be
consideration of mitigation measures, secured by the local authority through a
phasing and the potential to implement condition or a s106 agreement.
less expensive, and more sustainable,
in -situ clean up technologies. An
assessment of the risks associated with SIGNPOSTS:
developing contaminated or potentially
contaminated land is essential to inform The Environment Agency provides
decisions about the appropriate level information on land contamination.
of treatment, clean up or sustainable
research/planning/33706.aspx
remediation that may be required .
Sufficient details, prepared by a suitably The CL:AIRE Definition of Waste Code of
qualified person, should be provided Practice (DoWCoP) is a tool which aims to
by the developer to support a planning help facilitate sustainable remediation and re
application. The extent of works required use of land affected by contamination .
to remediate the site are based on the
proposed use of the site. As a minimum
the works should result in the site no
longer being classed as contaminated
under Part IIA of the Environmental
Protection Act 1990. Boroughs should
4.3 AIR POLLUTION

4.3.2 The Mayor is committed to improving air
quality in London and has put in place
KEY GUIDANCE AREAS
an ambitious strategy of measures to
reduce air pollution and minimise human
4.3.1 This section of the SPG provides exposure in order to improve Londoner’s
guidance on the following key areas: health and quality of life. The two
pollutants of specific concern in London
• assessment requirements; are particulate matter (PM10 and PM25)
• construction and demolition; and nitrogen dioxide (NO2). Nitric oxide
• design and occupation ; easily converts into NO2, therefore
• air quality neutral policy for buildings these are both generally referred to as
and transport; and NOx. Transport is responsible for the
• emissions standards for combustion majority of NO2 and PM10 emissions in
plant. Greater London. PM10 are concentrated
at hotspots along the road network.
MAYOR’S PRIORITIES NO2 emissions are dispersed more
widely. Areas that do not meet national
Developers are to design their schemes so
that they are at least ‘air quality neutral’. air quality targets for nitrogen dioxide
London Plan policy 7.14 (NO2) and particulate matter (PM10)
are designated Air Quality Management
Developments should be designed to Areas (AQMA). The Mayor’s Air Quality
minimise the generation of air pollution. Strategy84 sets out how the Mayor
London Plan policy 5.3, 7.14 proposes to reduce air emissions across
Developments should be designed to London. Each borough with an AQMA
minimise and mitigate against increased has its own Air Quality Strategy.
exposure to poor air quality.
London Plan policy 3.2, 5.3, 7.14 Air quality assessments
Developers should select plant that meets 4.3.3 For the developments set out in
the standards for emissions from combined
paragraph 4..3.4 developers may be
heat and power and biomass plants set out
in Appendix 7. required to produce an air quality
London Plan policy 7.14 assessment which should be submitted
with the planning application. The air
Developers and contractors should follow the quality assessment should include the
guidance set out in the emerging Minimising following:
dust and emissions from construction and
demolition SPG when constructing their
development. • a review of air quality around the
London Plan policy 5.3, 7.14 development site using existing air
quality monitoring and/or modelling
data;
• air quality dispersion modelling data
carried out in accordance with the
London Councils Air Quality and
Planning Guidance85;
99
Minimising emissions to the air

• an indication of the number of people
(receptors) which will be exposed Location and transport measures
to poor air quality as a result of the
development, and show their location 4.3.5 Section 2.2 sets out that developments
on a map (in order to assess exposure); and land uses which generate a high
• an assessment of the impact on air number of trips are encouraged
quality during the construction phase into areas of high public transport
and detailed mitigation methods for accessibility. Chapter 6 of the London
controlling dust and pollution emissions Plan sets out the transport measures that
in line with the emerging revised The are encouraged to support development.
Control of dust and emissions during Policy 6.3 specifically requires transport
construction and demolition SPG; assessments for major planning
• an outline and justification of applications and seeks the submission of
mitigation measures associated with travel plans, construction logistic plans
the design, location and operation of and delivery and servicing management
the development in order to reduce plans from developers. These plans and
air pollution and exposure to poor air assessments seek to ensure the capacity
quality ; and and safety of the transport network,
• a maintenance regime for any and help minimise emissions into the air.
combustion equipment or mitigation Further guidance on optimising the use
measures, where required. of land is provided in section 2.2.
4.3.4 Air quality assessments86 may be required Construction and demolition

for major developments87 where the
development: 4.3.6 The Mayor’s emerging SPG on The
control of dust and emissions from
• is located in an Air Quality Management construction and demolition sets out how
Area (AQMA); impacts on air quality can be minimised
• is likely to result in a new air pollution during the construction phase of
exceedence88; development and advises on necessary
• is likely to exacerbate an existing air mitigation measures. It focuses on the
pollution exceedence; following five areas:
• is located within 150 meters of a
sensitive receptor (schools, hospitals, • demolition;
care homes, nurseries, residential • earthworks;
development ); • construction;
• will bring sensitive receptors into an • trackout; and
area of poor air quality; • non-road mobile machinery (NRMM).
• includes biomass boilers and/or
Design and Occupation
combined heat and power; or
• involves waste management / treatment Exposure to poor air quality
activities, mineral extraction or any
other general industrial combustion 4.3.7 The location and design of a
process. development has a direct influence
on exposure to elevated air pollution where practical with exposure minimised

levels. This is particularly relevant where through appropriate positioning and
developments include sensitive uses such design. The latest evidence suggests that
as hospitals, schools, open spaces and green infrastructure, especially mature
playgrounds. Developers should maximise trees89 can have a small but beneficial
the contribution the building’s design, effect, absorbing air pollution to reduce
layout and orientation make to avoiding local concentrations and/or acting as
the increased exposure to poor air quality a protective screen. The location of
and therefore these elements need to equipment should not result in flues and
be considered at the initial design stage. exhaust vents being in close proximity to
An air tight building (as required by recreational areas.
energy policy – see section 2.4 ) with any
air intakes located away from the main 4.3.10 In order to assist developers and
source of air pollution will help minimise architects in designing air quality
increased exposure to poor air quality. improvements into the urban realm
It is recommended that developers the GLA is producing Air Quality Street
adhere to European standard EN 13779 guidance which will provide best practice
to ensure that air filters are fitted and examples and signposting.
regularly maintained.
Protecting internal air quality
4.3.8 Developers should optimise their building
design to ensure adequate dispersion of 4.3.11 To protect internal air quality, developers
emissions from discharging stacks and should specify environmentally sensitive
vents by incorporating the guidance (non-toxic) building materials and the
contained within Section 6.2 of the use of materials or products that produce
Technical Guidance Note D1 (Dispersion) VOC (volatile organic compounds) and
‘Guidelines on Discharge Stack Heights formaldehyde which can affect human
for Polluting Emissions’. The design health should be avoided. The use of
should take into account the visual ‘healthy’ material options can contribute
effects of dispersion measures at the towards attaining the BREEAM/Code for
initial design stage. Heating appliances Sustainable Homes credits but a clear
with a thermal input rated less than audit trail will need to be provided to
70kW (natural gas), 50kW (solid fuel) gain these credits.
and 45kW (liquid fuel) must meet the
minimum design requirements specified 4.3.12 It is also important to maintain
by Approved Document J ‘Combustion combustion plant and equipment such
Appliances and Fuel Storage Systems’ as boilers and ensure they are operating
under the Building Regulations 2010 . at their optimum efficiency to minimise
harmful emissions. A maintenance regime
4.3.9 Developers should also consider the should be outlined in an Air Quality
location of outside space including Assessment, where required and could be
gardens, balconies and roof terraces secured by condition or s106 agreement
proposed in areas of particular poor by the borough
air quality. These should be screened
101
Air Quality Neutral

neutral’ benchmarks, after mitigation
4.3.13 The NPPF states that planning
90
measures have been implemented on-
policies should sustain compliance with site, the developer will be required
and contribute towards meeting EU to off-set emissions off-site. Further
limits values or national objectives for information on off-setting requirements
pollutants, taking into account the is included below.
presence of Air Quality Management
Areas and the cumulative impacts on 4.3.16 To complement this policy emission
air quality from individual sites in local standards have been recommended
areas. Planning decisions should ensure for combustion plant that provide heat
that any new development in Air Quality and power to developments. These are
Management Areas is consistent with the outlined in paragraphs 4.3.20 – 4.3.25.
local air quality action plan.
Emissions from buildings
4.3.14 The London Plan and the Mayor’s
Air quality Strategy set out that 4.3.17 Two Building Emission Benchmarks
developments are to be at least (BEBs) have been defined; one for
‘air quality neutral’. To enable the NOx and one for PM10, for a series of
implementation of this policy emission land-use classes. The benchmarks are
benchmarks have been produced for provided in Appendix 5. Section 4 of
buildings’ operation and transport across The Air quality neutral report92 provides
London based on the latest technology further details on how to apply these
(including its effectiveness and viability). benchmarks.
Developments that do not exceed these
benchmarks will be considered to avoid Transport emissions
any increase in NOx and PM emissions
across London as a whole and therefore 4.3.18 Developments should be designed to
be ‘air quality neutral’. These are to be encourage and facilitate walking and
considered minimum benchmarks and will cycling and the use of public transport.
be kept under review and will be updated This will enable air pollutants deriving
in line with technological and commercial from a particular development to be
advances. minimised. To further support this
policy, boroughs should also ensure
4.3.15 This policy applies to all major developments do not exceed local car
developments91 in Greater London. parking standards.
Developers will have to calculate the
NOx and/or PM10 emissions from the 4.3.19 To meet ‘air quality neutral’, the
buildings and transport elements of their benchmarks set out in Appendix 6 should
developments and compare them to the be met. Section 4 of The Air quality
benchmarks set out in Appendix 5 and neutral report93 provides further details
6. For smaller developments paragraphs on how to apply these benchmarks.
4.3.23 – 4.3.25 set out emissions
standards for combustion plant.Where
schemes do not meet the ‘air quality
Emission standards for combustion

plant emissions of any abatement measures
to reduce the NOx and PM10 emissions
4.3.20 The London Plan states that new from the plant. The emission standards
development proposals should meet the are provided in Appendix 7 and are target
minimum standards outlined in this SPG. minimum standards. Plant proposed
Emission standards are provided for: within developments is to comply
with these standards, in addition to
• individual gas boilers; the development meeting the overall
• communal gas boilers; ‘air quality neutral’ benchmarks. If an
• solid biomass boilers; and assessment indicates that significant
• combined Heat and Power (CHP) plant. air quality effects may occur even
when meeting the emission standards,
Ultra Low NOx boilers
additional measures (such as stack height
4.3.21 Where individual and/or communal gas increase, enforcement of more stringent
boilers are installed in commercial and standards etc.) should be considered in
domestic buildings they should achieve order to produce an acceptable level of
a NOx rating of <40 mgNOx/kWh. impact.
Guidance issued by DCLG94 notes that
individual gas boilers with NOx emissions 4.3.24 These emission standards apply to all
lower than 40 mg/kWh are now standard developments in London where solid
for many developers and hence no extra biomass or CHP plant are proposed.
cost is incurred. These standards will be kept under
review and will be updated in line with
4.3.22 Planning authorities have limited control technological and commercial advances.
over the plant installed in smaller
developments, but most boroughs 4.3.25 It is acknowledged that developers
require new development to comply with may not procure plant until planning
Level 3 or 4 of the Code for Sustainable permission has been obtained.
Homes or BREEAM ‘very good’ or Developers will therefore be required
‘excellent’. To encourage developments to provide a written statement of their
to make their contribution to air quality commitment and ability to meet the
‘neutral’ across London, boroughs may emission standards within their Air
consider encouraging developers to Quality Assessments. When securing
obtain the maximum number of credits these emissions standards, it is best to
in the NOx emissions Issue (CfSH - Pol2 agree maximum emissions as opposed to
and BREEAM - Pol4). This equates to the technology. Technology may improve
NOx emissions of no greater than 40 between the time planning permission is
(mg/kWh) from heating plant. granted and the equipment is procured.
Solid biomass and CHP plant Off-setting provisions
4.3.23 Emissions standards have been developed 4.3.26 Developers of schemes which do not
based on the latest technology, viability meet the ‘air quality neutral’ benchmark
and the implication for carbon dioxide for buildings or transport (considered
103
separately) after appropriate on- SIGNPOSTS

site mitigation measures have been
incorporated will be required to off-set The Department of Food, Environment
any excess in emissions. The developer and Rural Affairs (DEFRA) provides more
information on air quality.
should investigate options for providing
http://uk-air.defra.gov.uk/air-pollution/
NOx and PM abatement measures off-
site in the vicinity of the development. Air quality neutral report
This will involve working with the www.london.gov.uk/airquality
relevant planning authority or nearby
property owners to identify suitable Emissions standards report
mitigation measures. Measures could www.london.gov.uk/airquality
include:
4.4 NOISE
• green planting/walls and screens, with
special consideration given to planting KEY GUIDANCE AREAS
that absorbs or supresses pollutants;
• upgrade or abatement work to 4.4.1 This section of the SPG provides
combustion plant95; additional information the following key
• retro-fitting abatement technology for areas:
vehicles and flues96; and
• exposure reduction. • the sources of noise;
• ways to mitigate noise emitted by
4.3.27 For the purpose of this policy air quality developments;
monitoring is not eligible for funding as it • ways to mitigate the impact of noise on
is not considered to contribute to actual developments; and
air quality improvements. • some detailed design considerations.
4.3.28 Measures could be provided in whole MAYOR’S PRIORITIES

or part directly by the developer
Areas identified as having positive sound
or by making a contribution to an features or as being ‘quiet areas’ should
existing project. Measures should be protected from noise enhanced, where
be secured by condition or s106, as possible.
appropriate. However, any agreement London Plan policy 3.2, 7.15
for off-site measures, including
financial contribution, need to consider Noise should be reduced at source and then
designed out of a scheme to reduce the need
any restrictions imposed by the CIL for mitigation measures.
Regulations. London Plan policy 3.2, 5.3, 7.6, 7.15
Quiet Areas
4.4.2 In its Noise Action Plan: Agglomerations

(January 2014), the Department for
the Environment, Food and Rural
Affairs (Defra) sets out guidance and
procedures for local authorities for the machines and/or quiet methods of
identification, designation and protection working);
of Environmental Noise Directive Quiet • contain the noise generating equipment
Areas. Boroughs can seek developers to (e.g. by insulating buildings which
implement the measures below in their house machinery and/or providing
schemes to protect occupiers and the purpose-built barriers around the site);
general environment from noise, and and
more specifically to protect and enhance • protect any surrounding noise-sensitive
designated quiet areas . buildings (e.g. by improving sound
insulation in these buildings and/
Sources of noise or screening them by purpose-built
barriers).
4.4.3 The main sources of noise and vibration
in London are generated from: Careful Layout Design
• ensure an adequate distance between
• road traffic; source and noise-sensitive buildings or
• air traffic; areas; and
• railways; • screen with natural barriers, buildings, or
• industrial uses; non-critical rooms in the development.
• entertainment uses (such as bars and
nightclubs); Administrative measures
• outdoor events (such as music and • limit the operating time of the source of
sports); noise;
• playgrounds; • restrict activities allowed on the site;
• servicing areas for loading and and
unloading; • specify an acceptable noise limit.
• plant and mechanical equipment; and
Ways to minimise the impact of noise on
• construction sites. development
Mitigation measures
4.4.5 The density and mix of uses in some
Ways to mitigate noise emitted by areas contribute to London’s vibrancy.
developments However, this noise can be a nuisance to
sensitive occupiers. New development
4.4.4 Where a proposed development will emit containing sensitive uses that are to be
noise, developers should implement located near a noise generating use, such
the most appropriate of the following as pubs and servicing areas, should be
measures. Boroughs should ensure the designed to limit the exposure of the new
appropriate measures are incorporated use to the existing noise source.
into the design of new schemes to
minimise future noise complaints. 4.4.6 Where a proposed development is likely
to be exposed to noise, developers
Engineering measures should implement the most appropriate
• reduce the noise emitted at its point of the following measures, proportionate
of generation (e.g. by using quiet to the level of noise exposure and
105
sensitivity of the proposed uses: Balconies or stepping back can help

reduce the impact of noise on these
Design measures floors. Developments should be
• locate noise sensitive areas/rooms away designed so that they do not reflect
from the parts of the site most exposed noise, including through the careful
to noises; choice of materials. Where the reflection
• create setbacks; of noise cannot be avoided, design
• design the building so its shape and measures should be used to minimise
orientation reflect noise and protect the the reflection of noise towards existing
most sensitive uses; sensitive uses .
• stack similar rooms (such as kitchens
and living rooms) above each other; 4.4.8 Building around or over a noise source
• position non-residential uses closer can protect nearby uses, including quiet
to the noise source in mixed use areas from this noise source. However,
developments; specialist design is needed to prevent
• design in lobbies, balconies, winter both airborne and structure borne noise.
gardens and dual facades; and
• carefully locate noise generating 4.4.9 Proposals will be expected to include
equipment for the building such as appropriate attenuation measures to
plant and services away from sensitive alleviate or mitigate the impact of noise
uses. and vibrations to an acceptable level.
Where appropriate, the cumulative
Built fabric measures impact of noise sources (for example,
• insulate and soundproofing doors, walls, plant) should be considered. Mitigation
windows, floors and ceilings; measures will be secured by condition or
• seal air gaps around windows; s106 agreement, as appropriate.
• triple glazing and other treated glazing
measures ; 4.4.10 Everyday domestic activities can also
• use air locks; and generate noise, e.g. communal entrances
• include architectural fins (where and roof terraces. Developers are to
appropriate); ensure sufficient sound insulation is
provided between dwellings to prevent
Measures for landscaping and amenity the transmission of noise between them,
areas particularly in conversions where new
• incorporate planting, soft landscaping, partition walls are often deficient in
fencing/barriers and solid balconies to terms of insulation. This is generally a
absorb or reflect sound; and matter for building control (Part E of the
• use surfaces that can reduce noise in Building Regulations) and not planning.
highly trafficked areas - both pedestrian The Mayor’s Housing SPG sets out some
and vehicular. guidance for residential developments.
Detailed design considerations
4.4.7 The upper floors of tall buildings may
experience noise from a wider area.
SIGNPOSTS dark sky;

• ‘Light trespass’ – the spread of light
Noise Policy Statement for England. spillage the boundary of the property
Defra, 2010. on which a light is located; and
https://www.gov.uk/government/uploads/ • ‘Sky glow’ - the orange glow we
system/uploads/attachment_data/
file/69533/pb13750-noise-policy.pdf see around urban areas caused by a
scattering of artificial light by dust
Noise Action Plan: Agglomerations. particles and water droplets in the sky.
Defra, 2014
https://www.gov.uk/government/ 4.5.3 Artificial lighting has many benefits,
uploads/system/uploads/attachment_ however excessive or poorly designed
data/file/276228/noise-action-plan- lighting can be damaging to the
agglomerations-201401.pdf environment and result in visual nuisance
including by:
The Department of Food, Environment
and Rural Affairs (DEFRA) provides more
information on noise. • having a detrimental impact on the
http://services.defra.gov.uk/wps/portal/ quality of life of neighbouring residents;
noise • significantly changing the character of
the locality;
4.5 LIGHT POLLUTION • altering wildlife and ecological patterns;
and
KEY GUIDANCE AREAS • wasting energy.
4.5.1 This section of the SPG provides 4.5.4 Nuisance often occurs due to glare and
additional information on the following ‘light spillage’ because the lighting
key areas: has been poorly designed. Even where
planning permission is not required,
• the types of light pollution; lighting should be energy efficient and
• the potential harmful effects of light ‘Dark Sky’ compliant, thereby not causing
pollution; and obtrusive light pollution, glare or spillage
• how to design lighting appropriately to (by reference to the British Astronomical
minimise nuisance. Association Campaign for Dark Skies).
It is best to consider the lighting
MAYOR’S PRIORITY requirement at the initial design stage to
ensure that sufficient, but not excessive
Developments and lighting schemes should
be designed to minimise light pollution. sources of light at the appropriate
London Plan policy 5.2, 5.3, 6.7 brightness. Where planning permission is
required for lighting, or it forms part of
a wider planning application, boroughs
4.5.2 Light pollution comprises any adverse may seek to restrict the time lights are
effect of artificial lighting and includes: in use, the number of lights and their
brightness by way of condition or s106
• Glare - the uncomfortable brightness agreement, as appropriate.
of a light source when viewed against a
107
How to design lighting appropriately

to minimise nuisance efficient taking into account cost,
energy use, and the purpose of the
4.5.5 To minimise obtrusive light the following lighting scheme required. All lighting
general principles taken from the schemes should meet British Standards.
Institution of Lighting Engineers,
Guidance Notes for the Reduction 4.5.6 Artificial lighting should be sited in the
of Obtrusive Light (2005) should be most appropriate locations to cause
followed: minimal disturbance to occupiers and
wildlife, while still illuminating the
• lighting should be directed downwards intended area. This includes considering
wherever possible to illuminate its any occupiers located above the lighting
target. If there is no alternative to up source.
lighting, then the use of shields will help
reduce the spill of light to a minimum. 4.5.7 The design of lighting should be specific
Up lighting is a particularly bad form of to the use it supports (e.g. for recreation
obtrusive light and contributes to sky facilities). Hours of lighting should be
glow; limited to the times needed to support
• lighting should be designed to minimise the use (both in summer and winter) and
the spread of light near to, or above, be restricted through the use of timers
the horizontal. Again, any light that and sensors where relevant (e.g. for
shines above the horizontal line of the security lighting).
light adds to the sky glow effect;
• lighting should be designed to the 4.5.8 Artificial lighting can often impact on
correct standard for the task. Over- wildlife habitats, particularly where
lighting is a cause of obtrusive light and lighting is proposed in open spaces, for
also represents a waste of money and example to provide lighting for sports
energy; courts and pitches or to improve security.
• the main beam angle of all lights The potential effects on wildlife should
proposed directed towards any potential also be considered when proposing
observer should be kept below 70°. It to illuminate historic buildings and
should be noted that the higher the structures, including bridges. Artificial
mounting height, the lower the main lighting can have particularly severe
beam angle could be. This will help implications for the natural daily rhythms
reduce the effect of glare and light spill of a range of animals and plants, and
on neighbouring dwellings, passing therefore sites and habitats identified for
motorists, pedestrians, etc; their nature conservation value should
• lighting should be directed to minimise not be adversely affected by lighting.
and preferably avoid light spillage onto The careful consideration of timing,
neighbouring properties. Wherever colour and wavelength of the lighting can
possible use floodlights with asymmetric minimise its impact on wildlife.
beams that permit the front glazing
to be kept at, or near parallel to, the
surface being lit; and
• the lights used should be the most
SIGNPOSTS by incorporating prevention measures and

following best practice.
Institute of Lighting Engineers Guidance
note Sustainable drainage
http://www.darkskies4ni.co.uk/images/ile.
pdf 4.6.2 Some activities can lead to pollutants
such as oil, sediments, fertilisers,
Environmental Considerations for pesticides, animal waste and litter
Exterior Lighting. The Chartered Intuition of accumulating on roads and areas of
Building Services Engineers, 2003 urban hard standing. During rainfall
events these pollutants are washed off
4.6 WATER POLLUTION and can end up in London’s waterways.
This type of pollution is called ‘urban
KEY GUIDANCE AREAS diffuse pollution’. Traditional drainage
solutions are generally not designed to
4.6.1 This section of the SPG provides help remove this pollution. Pollutants can
additional information the following key also enter groundwater .
areas:
4.6.3 Some SuDS designs can help to minimise
• how sustainable drainage can contribute pollution in urban runoff and improve
to water quality; water quality. In addition to addressing
• the connection of new developments to flooding issues, developers should
the sewer network; and incorporate the appropriate following
• private sewage plants. measures into the proposed SuDS to
provide benefits for water quality:
SURFACE WATER RUNOFF
• vegetation slows runoff and helps filter
MAYOR’S PRIORITY out pollutants;
• temporary storage in ponds and other
In their aim to achieve a greenfield
runoff rate developers should incorporate still water will allow contaminated
sustainable urban drainage systems (SuDS) sediment to settle out;
into their schemes which also provide • infiltration trenches will remove
benefits for water quality. pollutants;
London Plan policy 5.3, 5.13, 5.14 • use of porous surfaces traps pollution
and will allow for natural biological
break down.
MAYOR’S BEST PRACTICE
4.6.4 Sediment removed from detention /
Encourage good environmental practice to
help reduce the risk from business activities retention ponds or infiltration device
on the London water environment. during maintenance or cleaning may
London Plan policy 5.3, 5.13, 5.14 be contaminated and require specialist
disposal.
Encourage those working on demolition
and construction sites to prevent pollution Construction and development site
109
prevention measures
WASTEWATER TREATMENT
4.6.5 To prevent groundwater and surface
water from the site being contaminated MAYOR’S BEST PRACTICE
the developer should ensure the
Residential developments discharging
following measures, as appropriate are domestic sewage should connect to the
incorporate into the development from public foul sewer or combined sewer network
the outset to control pollution at source: where it is reasonable to do so.
• oil seperators;
• clear marking/signage of drainage Commercial developments discharging trade
effluent should connect to the public foul
stems; sewer or combined sewer network where
• correcting wrong connections to the it is reasonable to do so subject to a trade
drainage systems; effluent consent from the relevant sewerage
• bunding of chemical, fuel and oil undertaker.
delivery storage areas; London Plan policy 5.3, 5.14
• designating and bunding of areas for
Developments should be properly connected
cleaning activities; and
and post-construction checks should be
• bunding of construction sites - See made by developers to ensure that mis-
the Mayor’s SPG The control of dust connections do not occur.
and emissions from construction and London Plan policy 5.3, 5.14
demolition sites for further potential
measures on limiting emissions. 4.6.7 For much of London, how the building
connects to the public sewer will not be
4.6.6 Boroughs should secure the appropriate a primary concern. However, where the
design and mitigation measures by public sewer is some distance from the
condition to ensure they are implemented proposed buildings, developers should
and maintained. consider, from the design stage how
satisfactory pipe work can be installed
SIGNPOSTS between the buildings and the public
sewer. Where levels do not allow for
More advice on legal requirements and gravity flow, developers may need to
good environmental practice to help reduce install pumps and additional space will
environmental risk from polluting activities be required within the building or in the
can be found on the Environment Agency’s
website. wider site.
research/policy/40125.aspx Non-proliferation of private sewage
http://www.environment-agency.gov.uk/ treatment plants
business/topics/pollution/39083.aspx 4.6.8 Developments discharging domestic
http://www.environment-agency.gov.uk/ sewage will be expected to connect to
business/topics/water/116476.aspx
the public foul sewer or combined sewer
network where it is reasonable to do
so. The Environment Agency will not
normally grant an Environmental Permit
for a private sewage treatment plant
where this is possible. Discharges of trade London. This type of pollution is one of
effluent will also be expected to connect the factors contributing to water bodies
to the public foul sewer or combined failing to achieve ‘good status’ under the
sewer network, where it is reasonable Water Framework Directive.
to do so, and subject to the sewerage
undertaker granting a trade effluent 4.6.12 In combined sewer areas this problem
consent or entering into a trade effluent does not occur as all surface and foul
agreement. water goes via the combined sewer to a
sewage treatment works.
4.6.9 The proliferation of private sewage
treatment plants in sewered areas is not SIGNPOST
supported by the Environment Agency.
A sewered area is one that is within 30 Information on how to ensure household
metres of a public sewer. This is due to appliances are correctly connected:
http://www.connectright.org.uk/
the fact that these systems rely on proper
documents/PDF%20Guidelines%20-%20
operation and regular maintenance97. Is%20your%20home%20connected%20
right.pdf
4.6.10 Whether a connection to the public
sewerage network would be considered
reasonable is based on practicality,
cost and environmental grounds. If
connection to a public sewer is not
viable, proposed installation and use of
a private sewage treatment plant would
need to be justified as the most long
term sustainable option for a site and
measures put in place to ensure that
it was properly operated and regularly
maintained.
Mis-connections
4.6.11 Incorrect plumbing in residential and

commercial developments can result in
wastewater discharging untreated to
watercourses. If household appliances
are accidentally connected to the surface
water drain, instead of the foul water
drain, wastewater from sinks, baths/
showers, toilets and washing machines
goes straight into watercourses. These
‘mis-connected’ pipes are a common
cause of pollution to rivers and streams,
especially in towns and cities, including
111
ENDNOTES 9
Carbon Compliance for tomorrow’s new
homes. A review of the modelling tools and
1
London’s environment revealed. State of the assumptions. Topic 4 – Closing the gap between
environment report for London June 2011. designed and built performance. Zero carbon
Greater London Authority, Environment Agency, hub & NHBF. 2010 http://www.zerocarbonhub.
Natural England, and the Forestry Commission. org/resourcefiles/topic4_pink_5august.pdf
2011.
10
http://www.carbonbuzz.org/index.
2
Thames Water draft Water Resource jsp?homepagetabs=0
Management Plan. Thames Water. 2013.
11
http://www.planningportal.gov.uk/uploads/
3
The 2010 Institute of Occupational Medicine’s br/water_efficiency_calculator.pdf
Report on estimation of mortality impacts of
particulate air pollution in London commissioned 12
by the Mayor estimated that the equivalent of research/planning/147852.aspx
4,300 deaths per year in London are attributable
to long-term exposure to PM2.5, which is widely 13
Energy Act 2011, Building Regulations and the
acknowledged as being the pollutant which EU Directive 2012/27/EU on Energy efficiency
has the greatest effect on human health. The
impacts of air pollution are most severely felt 14
Statutory Instrument 2008. No. 2362. The
by vulnerable people such as children, older Town and Country Planning (General Permitted
people and those with existing heart and lung Development) (Amendment) (No. 2) (England)
conditions. Order 2008.
4
London’s environment revealed. State of the 15
The Environment Agency
environment report for London June 2011.
Greater London Authority, Environment Agency, 16
Camden geological, hydrogeological and
Natural England, and the Forestry Commission. hydrological study. Guidance for subterranean
2011. development. (Section 5.2)
5
The Mayor has established a London Electricity 17
The Camden geological, hydrogeological and
High-level Working Group to ensure the delivery hydrological study. Guidance for subterranean
of sufficient electricity infrastructure in London. development. (Section 2.7) suggests that on the
See https://www.london.gov.uk/priorities/ London Clay a slope of less than 10° is stable
planning/london-electricity-high-level-working- and slopes greater than 10° are potentially
group. subject to movement.
6
http://www.passivhaustrust.org.uk/projects/ 18
http://www.capitalgrowth.org/
detail/?cId=14
19
Some boroughs have local policies and targets
7
www.breeam.org/case-studies.jsp regarding the retrofitting of existing buildings
where development works are proposed.
8
As defined in the Glossary of the London Plan.
113
20
https://www.gov.uk/government/uploads/ on preparing Energy Assessments
system/uploads/attachment_data/file/226965/
Part_L_2013_IA.pdf 31
A project to enable London boroughs and
their energy services companies to supply
21
http://www.planningportal.gov.uk/ electricity they generate retail to their housing
buildingregulations/approveddocuments/partl/ tenants and others.
changes http://www.london.gov.uk/mayor-assembly/
gla/governing-organisation/executive-team/
22
See paragraph 1.3.x for more details on the directors-decisions/DD640
Mayor’s response to the Government’s Housing
Standards Review. 32
Poyry report for DECC 2009 The potential and
costs of district heating network
23
planning/strategic-planning-applications/ 33
Next steps to zero carbon homes: allowable
preplanning-application-meeting-service/ solutions. Consultation. DCLG. 2013
energy-planning-gla-guidance-on-preparing-
energy-assessments 34
ibid
24
This will also reduce any potential overheating 35
ibid.
due to the storage and movement of hot
water around a building. The economic level of 36
http://www.london.gov.uk/priorities/environment/
insulation (based on BS 5422:2009 Annex G) is tackling-climate-change/energy-efficiency/refit-putting-
recommended. our-energy-reducing-yours and http://www.refit.
org.uk/
25
Some of the measures listed fall within
the second and third elements of the energy 37
http://www.london.gov.uk/priorities/environment/
hierarchy but are included here for context. climate-change/energy-efficiency/implementing-renew-
locally
26
Carbon Trust http://www.carbontrust.com/
resources/guides/energy-efficiency/lighting 38
Great Britain’s housing energy fact file.
Department of Energy and Climate Change.
27
http://www.londonheatmap.org.uk/Content/ 2011
home.aspx
39
Energy Act 2011
http://www.londonheatmap.org.uk/Content/
28
DHManual.aspx 40
Permitted development for householders.
Technical guidance. DCLG. 2013 (Page
29
As outlined in the National Planning Policy 13) http://www.planningportal.gov.uk/
Framework (paragraph 97) and the draft Revised uploads/100806_PDforhouseholders_
Early Minor Alterations to the London Plan TechnicalGuidance.pdf
(paragraph 5.41)
41
Permitted development for households.
30
More information is provided in the District Technical guidance. Department for
heating Manual and the Guidance for developers Communities and Local Government. 2013
42
Carbon Compliance for tomorrow’s new 53
http://www.wastechange.com/
homes. A review of the modelling tools and
assumptions. Topic 4 – Closing the gap between 54
Greenspace Information for Greater London
designed and built performance. Zero carbon
hub & NHBF. 2010 http://www.zerocarbonhub. 55
The sites in and around London are identified
org/resourcefiles/topic4_pink_5august.pdf in the London Plan. Habitats Regulations
assessment - Screening Report
43
Smart meters collect information about energy http://www.london.gov.uk/shaping-london/
use in the building/unit electronically and have london-plan/docs/hra-final-report-oct09.pdf
a communication capability that allows data
to be read remotely and displayed on a device 56
Additional guidance on minimising light
inside the building/unit, or transmitted securely pollution can be found in Section 4.5 of this
externally. Smart meters can also receive SPG.
information remotely.
57
Paragraph 5.5
44
https://www.gov.uk/government/
publications/the-water-efficiency-calculator- 58
Based on UKCIP 2009 Scenarios http://www.
for-new-dwellings ukcip.org.uk/essentials/uk-impacts/
45
http://www.aecb.net/PDFs/ 59
Paragraph 5.47
waterstandards/1503_AECB_Water_Vol_1_
V3.pdf 60
The Mayor’s The All London Green Grid
Supplementary Planning Guidance provides a
46
http://www.waterwise.org.uk/pages/indoors. strategic framework for Green infrastructure in
html London.
47
Push, pull, nudge – how can we help 61
See the London Plan for a diagram of the CAZ
customers save water, energy and money?
OFWAT. 2011 62
This should be minimised
48
For further detailed guidance on the 3
Except for solar panels as panels can be
Demolition Protocol (2003), refer to: Institute of provided on top of green roofs and have been
Civil Engineers (ICE) and London Remade www. found to work more efficiently.
londonremade.com
64
49
http://www.wrap.org.uk/ environment/greening-london/urban-greening/
greening-roofs-and-walls
50
The Government has consulted on removing
the requirement to prepare Site Waste 65
http://www.woodlandtrust.presscentre.
Management Plans in England. com/imagelibrary/downloadMedia.
ashx?MediaDetailsID=1908
51
www.smartwaste.co.uk
66
http://www.tdag.org.uk/guides.html
52
http://www.recipro-uk.com/
115
67
The National SuDS Standards will set out be the extent of flooding which would occur
the standards SuDS are to be designed and should there be failure of the tidal defences
constructed to in order to obtain approval and should be defined by the Local Planning
from the SuDS Approving Body (SAB) and for Authority in their SFRA or an area defined by
operating and maintaining the approved SuDS. the Environment Agency with agreement from
Compliance with this will be compulsory for the LPA
certain developments.
78
68
http://www.legislation.gov.uk/ homeandleisure/floods/124783.aspx
ukpga/2010/29/contents
79
69
The term ‘lead local flood authority’ is used in business/topics/permitting/32330.aspx
the Act
80
http://a0768b4a8a31e106d8b0-50dc8025
70
Table 4.2 54eb38a24458b98ff72d550b.r19.cf3.rackcdn.
com/LIT_7260_bba627.pdf
71
research/planning/33362.aspx 81
Paragraph 122
72
As set out in Table 1 of the National Planning 82
Paragraph 120 - National Planning Policy
Policy Framework Technical Guidance. Statement. Department of Communities and
Local Government. 2011
73
The design flood level is the 1 in 100 year
fluvial flood level and 1 in 200 year tidal flood http://planningguidence.planningportal.gov.
83
level ( or equivalent maximum tidal flood uk

level permitted through the Thames Barrier )
including the appropriate allowance for climate 84
www.london.gov.uk/airquality
change.
85
Latest version is date January 2007
74
Basements are considered self-contained if
they do not have free internal access to an upper 86
More specific adivice should be sought from
floor at ground level to which people can escape local planning authority regarding when an air
at all times. quality assessment will be required.
75
Defined in Table 2 of the National Planning 87
Except where the development is required to
Policy Framework Technical Guidance http:// apply to the Environment Agency for a permit
www.communities.gov.uk/publications/ under the Environmental Permitting Regulations,
planningandbuilding/nppftechnicalguidance. as air quality will be addressed separately under
76
The design standard is 1 in 100 year fluvial that process for these developments.
flood level and 1 in 200 year tidal flood level
including the appropriate allowance for climate 88
Exceedence is the period of time during which
change the concentration of a pollutant is greater than,
or equal to, the limit for the pollutant/s. For Air
77
The area of tidal residual risk is taken to Quality Standards, exceedence is a concentration
of air pollutants greater than the limit for the

pollutant/s.
89
http://www.woodlandtrust.presscentre.
com/imagelibrary/downloadMedia.
ashx?MediaDetailsID=1908
90
Paragraph 124
91
Except where the development is required to
apply to the Environment Agency for a permit
under the Environmental Permitting Regulations,
as air quality will be addressed separately under
that process for these developments
92
https://www.london.gov.uk/sites/default/
files/GLA%20AQ%20Neutral%20Policy%20
Final%20Report%20J1605%20290513.pdf
93
https://www.london.gov.uk/sites/default/
files/GLA%20AQ%20Neutral%20Policy%20
Final%20Report%20J1605%20290513.pdf
Code for Sustainable Homes Cost Review,

94
DCLG, 2010
95
Preference should be given to publically
owned buildings / activities as this would
provide wider community benefit
96
Preference should be given to publically
owned vehicles and buildings
97
Compliance figures based on Environment
Agency regulated private sewage treatment
plans show that they perform significantly worse
than public works. They are prone to failure
causing pollution of land and/or watercourses
as well as potential nuisance and risk to human
health.
117
ST ANDREWS
©TIM CROCKER
APPENDICES
APPENDIX 1: LONDON PLAN POLICIES Plan and that where these can’t be achieved an
THAT RELATE TO SUSTAINABLE DESIGN off-site or financial contribution in lieu can be
AND CONSTRUCTION sought by the local borough.
The London Plan includes a range of policies Policy 5.4: Retrofitting

that relate to Sustainable Design and Policy 5.4 encourages the retro-fitting of
Construction. They are summarised below. measures to reduce carbon dioxide emissions,
improve the efficiency of resource use (such
Policy 2.18: Green Infrastructure as water) and minimise generation of pollution
Policy 2.18 aims to protect, promote, expand and waste from existing building stock and
and manage the extent and quality of, and states that any opportunities created by
access to, London’s network of open and green new development for retro-fitting should be
spaces. identified.
Policy 3.2: Addressing health and reducing Policy 5.5: Decentralised energy networks
health inequalities Policy 5.5 sets out the Mayor’s strategic target
Policy 3.2 supports the provision and for decentralised energy, which is that 25% of
improvement of health facilities and encourages the heat and power used in London is to be from
the design of buildings to promote healthy local sources by 2025. The policy sets out how
lifestyles. plans can identify and support opportunities for
decentralised energy networks.
Policy 3.5: Quality and Design of housing
development Policy 5.6: Decentralised energy in
Policy 3.5 introduces a presumption against proposals
development on back gardens or other private Policy 5.6 sets out a hierarchy for selecting a
residential gardens. development’s heating system and states that
the feasibility of combined heat and power
Policy 5.1: Climate change mitigation (CHP) should be evaluated for the proposed
Policy 5.1 sets out the Mayor’s strategic target development as well as the potential for
for the reduction of carbon dioxide emissions extending the heating network beyond the site
across London of 60 per cent (below 1990 boundary.
levels) by 2025. It expects the GLA group, the
boroughs and other organisations to make a Policy 5.7: Renewable energy
contribution towards this target and that all Policy 5.7 seeks to increase the proportion
new development fully contributes towards the of energy generated from renewable sources,
London wide reduction target. including through their incorporation into
new developments and by identifying specific
Policy 5.2: Minimising carbon dioxide opportunities within London.
emissions
Policy 5.2 sets out the Mayor’s energy hierarchy Policy 5.8: Innovative energy technologies
which developers are to follow when designing Policy 5.8 encourages the use of innovative
their schemes. It also sets out carbon dioxide energy technologies that will provide an
reduction targets that developers are to aim for alternative energy source and reduce carbon
from their developments over the lifetime of the dioxide emissions.
121
Policy 5.9: Overheating and cooling and that water quality is protected and
improved.
Policy 5.9 states that developments should
be designed to limit their contribution to the
heat island effect and encourages spaces to be Policy 5.15: Water use and supplies
designed to avoid overheating, including by Policy 5.15 encourages developments to
following the cooling hierarchy set out in the incorporate measures to minimise the use of
policy. mains water with a water consumption target for
residential schemes of 105 litres or less per head
Policy 5.10: Urban greening per day.
Policy 5.10 encourages the greening of
London’s buildings and spaces and specifically Policy 5.16: Waste self-sufficiency
those in central London by including a target Policy 5.16 sets out how the Mayor will support
for increasing the area of green space (including London authorities to manage as much of their
green roofs etc) within the Central Activities waste as possible within London including
Zone. through minimising waste generation and
encouraging the reuse, recycling/composting
Policy 5.11: Green roofs and development and reduction in the use of materials.
site environs
Policy 5.11 specifically supports the inclusion of Policy 5.17: Waste capacity
planting within developments and encourages Policy 5.17 sets out criteria for assessing
boroughs to support the inclusion of green waste management facilities and states that
roofs. developments should include suitable waste and
recycling storage facilities.
Policy 5.12: Flood risk management
Policy 5.12 outlines the requirement for Policy 5.20: Aggregates
boroughs and developers to carry out flood Policy 5.20 sets targets for, and encourages the
risk assessments and that developments must recycling or re-use of construction, demolition
comply with national planning policy on flood and excavation waste within London.
risk assessments and management to ensure
they are designed and built to be resilient to Policy 5.21: Contaminated land
flooding. Policy 5.21 supports the remediation of
contaminated sites and seeks to ensure
Policy 5.13: Sustainable drainage that developments don’t activate or spread
Policy 5.13 promotes the inclusion of sustainable contamination.
urban drainage systems in developments and
sets out a drainage hierarchy that developers Policy 6.1: Strategic approach
should follow when designing their schemes. Policy 6.1 stresses the importance of integrating
development with transport and encourages the
Policy 5.14: Water quality and waste water reduction of car dependence.
infrastructure
Policy 5.14 seeks to ensure that adequate Policy 6.3: Assessing effects of
provision is made for waste water infrastructure, development on transport capacity
Policy 6.3 sets out the necessity of assessing
development impacts on transport capacity and
the transport network at both corridor and local provision of additional trees in the public realm
level. as well as on development sites.
Policy 6.14: Freight Policy 7.22: Land for food

Policy 6.4 focuses on improving freight Policy 7.22 seeks to protect allotments and
distribution including servicing and deliveries. encourages the use of land for food growing
close to urban areas.
Policy 7.6: Architecture
Policy 7.6 encourages the highest architectural
quality, including so that development does
harm privacy, overshadowing, wind and micro-
climate and so they incorporate best practice
in resource management and climate change
mitigation and adaptation.
Policy 7.14: Improving air quality

Policy 7.14 aims to reduce exposure to poor air
quality in London as well as reduce emissions
from development, including during the
demolition and construction phases and seeks
new development to be ‘air quality neutral’.
Policy 7.15: Reducing noise and enhancing

soundscapes
Policy 7.15 seeks to reduce overall exposure
to noise within London as well as protect new
occupiers from noise within their developments.
Policy 7.19: Biodiversity and access to

nature
Policy 7.19 seeks a proactive approach to the
protection, enhancement, creation, promotion
and management of biodiversity.
Policy 7.20: Geological conservation

Policy 7.20 seeks to protect, enhance and enable
access to areas of national, regional and locally
important geological sites.
Policy 7.21: Trees and woodlands

Policy 7.21 seeks to protect, maintain and
enhance trees and woodlands on a strategic
scale as well as protect and promote the
123
through a charge on the energy bill so that there

APPENDIX 2: RELEVANT LEGISLATION is no upfront cost for consumers.
AND NATIONAL POLICY
The Act includes provisions to ensure that from
National Planning Policy Framework
April 2016, private residential landlords will be
The National Planning Policy Framework
unable to refuse a tenant’s reasonable request
(NPPF) sets out the government’s approach to
for energy efficiency improvements where a
promoting sustainable development in England
finance package such as the Green Deal is
through the planning system. It recognises
available. In addition the Act provides powers to
the proactive role planning can make towards
ensure that from April 2018, it will be unlawful
meeting the objectives and provisions of the
to rent out a residential or business property
Climate Change Act 2008 by shaping places
that does not reach a minimum energy efficiency
to secure radical reductions in greenhouse
standard (the intention is for this to be set at
gas emissions and minimising vulnerability
EPC rating ‘E’).
and providing resilience to the impacts of
climate change, including through the delivery
The Natural Choice: securing the value of
of supporting infrastructure. The NPPF also
nature White Paper
encourages local planning authorities to ensure
The White Paper, published in 2011, confirms
viability and deliverability in plan-making and
the Government’s commitment to applying
decision-taking.
the concepts of ‘ecosystem services’, which is
the products and services of natural systems
Climate Change Act 2008
from which people derive benefits; and
The Climate Change Act sets legally binding
‘ecologically coherent planning’, which is
greenhouse gas emission reductions targets of
retaining the protection and improvement of
at least 80% by 2050 (with an interim target of
these ecosystem services – in urban areas as
26% by 2020) against a 1990 baseline, which
well as the wider countryside, through provision
are to be achieved through action taken in the
of green infrastructure, including SUDs, green
UK and abroad. The Government is to produce
roofs etc incorporated into buildings and new
carbon budgets and report on these. The Act
development
also requires the reporting of the risks from the
effects of climate change. It contains provisions Building Regulations
to enable the Government to require public
The Building Regulations set out statutory
bodies and statutory undertakers to carry out
standards developments are to meet. These
their own risk assessment and make plans to
standards cover measures including energy
address the risk of climate change.
efficiency, water efficiency, sanitation, fire
safety, sound resistance and ventilation. Part
Energy Act 2011
L of the Building regulations covers energy
The Act includes provisions for the
efficiency and sets out the maximum carbon
establishment of the Green Deal, which is a new
dioxide occupied buildings are to emit. The
financing framework to fund improvements
Government has stated that Part L of the
to the energy efficiency of domestic and non-
Building Regulations will be tightened in
domestic properties, which is to be paid back
2013 and again in 2016 when it will set out
the requirement for ‘zero carbon’ residential
properties.
Environmental Protection Act 1990

Part G of the Building Regulations seeks to
limit the domestic use of water to 125litres per This Act sets out the framework for waste
person per day. This is assessed using a water management and the control of emissions
calculator, which is the same as that used for the into the environment. This Act is supported by
Code for Sustainable Homes1. numerous pieces of legislation that control waste
and polluting substances.
Greater London Authority Act (as amended)
The principles purposes of the GLA and the Air quality standards regulation 2007
Mayor are to: The Air Quality Regulations transpose into UK
• promote economic development and law the limit values set out in the European
wealth creation in Greater London; Union Ambient Air Quality Directive. The GLA
• promote social development in Greater Act places a duty on the Mayor to set out
London, and proposals and policies for the achievement in
• promote the improvement of the Greater London of the air quality standards and
environment in Greater London objectives.
Floods and Water Management Act 2010 National strategies and reports
The Floods and Water Management Act gives
the Environment Agency an overview of all flood The Carbon Plan 2011
and coastal erosion risk management and unitary The national Carbon Plan is a pre-cursor to the
councils the lead in managing the risk of all local carbon budgets required by the Climate Change
floods. It encourages the uptake of sustainable Act 2008. This plan sets out broadly how the
drainage systems by removing the automatic UK can meet the carbon dioxide reduction
right to connect to sewers and providing for targets set out in the Climate Change Act 2008,
councils to adopt SUDS for new developments including what measures are already in place and
and redevelopments. when additional measures will commence.
The Natural Environment and Rural Climate change risk assessment (CCRA)
Communities Act 2006 2012
Section 40 of this Act imposes a duty on This national risk assessment provides an
public bodies ‘to have regard’ to conservation evaluation of the potential impacts due to
of biodiversity in England when carrying out climate change with consideration give to -
their normal functions. Under Section 41 of their likelihood; the scale of their potential
this Act, the Secretary of State has published a consequences and the urgency with which
list of species of flora and fauna and habitats action may be needed to address them.
considered to be principal importance in the
conservation of biodiversity. Climate change risk report 2012
This national report sets out the main priorities
There is also European legislation and a wider for adaptation in the UK under 5 key themes
range of national legislation that protects identified in the CCRA 2012 Evidence Report
nature conservation sites and protects individual – Agriculture and Forestry; Business, Industries
species. and Services; Health and Wellbeing; Natural
Environment and Buildings and Infrastructure
– and describes the policy context, and action
125
already in place to tackle some of the risks in

each area. The report is to be reviewed every five
years.
The UK Climate Projections (UKCP09) provide

climate information to help plan to adapt
to a changing climate. The projections are
presented for three different future scenarios
representing high, medium and low greenhouse
gas emissions. Projections are made for regions
across the UK, including London and include
both summer and winter projections with varying
probability scenarios (10%, 50%, 90%) for
climatic elements including temperature, rainfall,
storm surge and sea level rise.
APPENDIX 3: THE MAYOR’S RELEVANT housing in London. A list of the most relevant
STRATEGIES AND SUPPLEMENTARY standards to this SPG is included in Appendix 4
PLANNING GUIDANCE of this guidance.
Strategies
Town Centre SPG
Elements of Sustainable Design and The Town Centre SPG provides specific guidance
Construction are also addressed in a number of on sustainable design and construction for Town
the Mayor’s strategies and initiatives. The Mayor Centres.
has published the following strategies:
• The Mayor’s Energy and Climate Change The control of dust and emissions from
Mitigation Strategy construction and demolition SPG
• The Mayor’s Climate Change Adaption The SPG on The control of dust and emissions
Strategy from construction and demolition provides
• The Mayor’s Water Strategy detailed guidance on how to minimise the
• The Mayor’s Waste Management Strategy generation of dust and other emissions to the
• The Mayor’s Air Quality Strategy air during the demolition and construction
• The Mayor’s Noise Strategy phase of development, including mitigation
• The Mayor’s Transport Strategy measures to reduce the impact of demolition
and construction on air quality. This SPG is being
The Mayor has also published the following updated.
useful background reports:
• Powering ahead: Delivering low carbon Preparing Borough Tree and Woodland
energy for London Strategies SPG
• The London Heat Map The SPG on Preparing Borough Tree and
• London Decentralised Energy Capacity Woodland Strategies sets out how boroughs
Study Phase 1: Technical Assessment should prepare strategies to protect, maintain
• London Decentralised Energy Capacity and enhance trees and woodlands in their
Study Phase 2: Deployment potential boroughs.
• London Decentralised Energy Capacity
Study Phase 3: Roadmap to deployment All London Green Grid SPG
• The Impacts of the London Plan Energy The All London Green Grid aims to promote the
Policies concept of green infrastructure, and increase
• London Regional Flood Risk Appraisal its delivery by boroughs, developers, and
2014 (draft consultation) communities, by describing and advocating an
• Living roofs and walls. Technical report: approach to the design and management of
Supporting the London Plan Policy green and open spaces to deliver unrealised
benefits.
Supplementary Planning Guidance
London’s foundations SPG
Housing SPG The London’s foundations SPG sets out
The London Housing Design Guide2 (chapters London’s geological heritage, identifying
5 and 6), published by the Mayor in 2010, and strategically important geological sites for
the Housing SPG3 both include internal space protection and advising boroughs on how to
standards and environmental requirements for promote as well as protect geodiversity.
127
APPENDIX 4: HOUSING SPG DESIGN STANDARDS RELATING TO SUSTAINABLE DESIGN

AND CONSTRUCTION
Design Standards Classification Source

1.0 Shaping Good Places
1.1 Defining places
1.1.1 Development Proposals should demonstrate: Baseline LP Policy 7.4
a. how the design responds to its physical context, and Building
including the character and legibility of the area For Life
and the local pattern of building, public space,
landscape and topography.
1.2 Outdoor spaces

1.2.1 Development proposals should demonstrate Baseline LP Policy
that they comply with the borough's open space 2.18 and
strategies, ensuring that an audit of surrounding Building for
open space is undertaken and that, where Life
appropriate, opportunities to help address a
deficiency in provision by providing new public
open spaces are taken forward in the design
process.
2.0 Housing for a Diverse City
2.1 Appropriate density
2.1.1 Development proposals should demonstrate how Baseline LP Policy 3.4
the density of residential accommodation satisfies and Building
LP policy relating to public transport accessibility for Life
levels (PTALs) and the accessibility of local
amenities and services, and is appropriate to the
location in London.
3.0 From Street to Front Door
3.4 Cycle storage
3.4.1 All developments should provide dedicated storage Baseline LP Policy 6.9
space for cycles at the following levels:
i. 1 per 1 or 2 bedroom dwelling; or
ii. 2 per 3 or more bedroom dwelling
3.4.2 Individual or communal cycle storage outside the Baseline Design for
home should be secure, sheltered and adequately London
lit, with convenient access to the street. Where
cycle storage is provided within the home, it should
be in addition to the minimum GIA and minimum
storage and circulation space requirements.
Cycle storage identified in habitable rooms or on
balconies will not be considered acceptable.
129
3.5 Refuse, post and deliveries

3.5.1 Communal refuse and recycling containers, Baseline LP Policy
communal bin enclosures and refuse stores should 5.17 and
be accessible to all residents including children Code for
and wheelchair users, and located on a hard, Sustainable
level surface. The location should satisfy local Homes
requirements for waste collection and should achieve
full credits under the Code for Sustainable Homes
Technical Guide. Refuse stores within buildings
should be located to limit the nuisance caused
by noise and smells and provided with means for
cleaning.
3.5.2 Storage facilities for waste and recycling containers Baseline LP Policy
should be provided in accordance with the Code 5.17 and
for Sustainable Homes Technical Guide and local Code for
authority requirements. Sustainable
Homes
4.0 Dwelling Space Standards
4.8 Study and work
4.8.1 Dwelling plans should demonstrate that all homes Baseline Code for
are provided with adequate space and services Sustainable
to be able to work from home. The Code for Homes
Sustainable Homes guidance on working from home
is recommended as a reference.
4.8.2 Service controls should be within a height band Baseline Lifetime
of 450mm to 1200mm from the floor and at Homes
least 300mm away from any internal room corner Criterion 16
[Lifetime Homes Criterion 16].
4.10 Private open space
4.10.1 A minimum of 5 sq m of private outdoor space Baseline HCA Housing
should be provided for 1-2 person dwellings and an Quality
extra 1 sq m should be provided for each additional Indicator
occupant. standards
5.0 Home as a Place of Retreat
5.2 Dual aspect
5.2.1 Developments should avoid single aspect Baseline LP Policy 3.5,
dwellings that are north facing, exposed to noise PPG 24
levels above which significant adverse impacts on
health and quality of life occur, or contain three or
more bedrooms.
5.3 Noise
5.3.1 The layout of adjacent dwellings and the location Baseline LP Policy
of lifts and circulation spaces should seek to limit 7.15, PPG 24
the transmission of noise to sound sensitive rooms
within dwellings.
5.4 Floor to ceiling heights
5.4.1 The minimum floor to ceiling height in habitable Baseline Design for
rooms should be 2.5m between finished floor level London
and finished ceiling level.
5.5 Daylight and sunlight
5.5.1 Glazing to all habitable rooms should be not less Good Practice Code for
than 20% of the internal floor area of the room. Sustainable
Homes
5.5.2 All homes should provide for direct sunlight to Good Practice Code for
enter at least one habitable room for part of the Sustainable
day. Living areas and kitchen dining spaces should Homes
preferably receive direct sunlight.
5.6 Air quality (new standard ex LP EIP)
5.6.1 Minimise increased exposure to existing poor air Baseline LP policy

quality and make provision to address local problems 7.14,
of air quality : be at least ‘air quality neutral’ and Code for
not lead to further deterioration of existing poor Sustainable
air quality (such as areas designated as Air Quality Homes,
Management Areas (AQMAs).
6.0 Climate Change Mitigation and Adaptation
6.1 Environmental performance
6.1.1 Designers should seek to achieve a minimum of Good Practice Code for
Level 4 of the Code for Sustainable Homes in all new Sustainable
developments. Homes
6.1.2 All homes should satisfy LP policy on sustainable Baseline LP Policy 5.3
design and construction and make the fullest
contribution to the mitigation of and adaptation to
climate change.
6.2 Energy and CO2
6.2.1 Development proposals should be designed in Baseline LP Policy 5.2
accordance with the LP energy hierarchy, and should
meet the following minimum targets for carbon
dioxide emissions reduction.
Year improvement on 2010
building regulations
2010-2013 25%
2013-2016 40%
2016-2031 Zero carbon
131
6.3 Overheating
6.3.1 Development proposals should demonstrate how the Baseline LP Policy 5.9
design of dwellings will avoid overheating during
summer months without reliance on energy intensive
mechanical cooling systems.
6.4 Water
6.4.1 New dwellings should be designed to ensure that Baseline LP Policy
a maximum of 105 litres of water is consumed per 5.15
person per day.
6.4.2 Where development is permitted in an area at risk of Baseline LP Policy
flooding, it should incorporate flood resilient design 5.12
in accordance with PPS25.
6.4.3 New development should incorporate Sustainable Baseline LP Policies
Urban Drainage Systems and green roofs where 5.11 and 5.13
practical with the aim of achieving a Greenfield
run-off rate, increasing bio-diversity and improving
water quality. Surface water run-off is to be
managed as close to source as possible.
6.5 Materials
6.5.1 All new residential development should accord with Good Practice Code for
Code for Sustainable Homes Level 4 and the London Sustainable
Sustainable Design and Construction SPG with Homes
regard to the sourcing of materials.
6.5.2 All new residential development should meet the Baseline Code for
requirements of the Code Level 4 with regard to Sustainable
using materials with lower environmental impacts Homes and
over their lifecycle. LP 5.3
6.6 Ecology
6.6.1 The design and layout of new residential Baseline LP Policy
development should avoid areas of ecological value 7.19
and seek to enhance the ecological capital of the
area in accordance with GLA best practice guidance
on biodiversity and nature conservation.
APPENDIX 5. ‘AIR QUALITY NEUTRAL’ EMISSIONS BENCHMARKS FOR BUILDINGS
Two Building Emission Benchmarks (BEBs) have been defined; one for NOx and one for PM10, for a
series of land-use classes. The benchmarks are expressed in terms of g/m2/annum. The gross floor
area (GFA) is used to define the area. For the less common types of development it will be for the
developer to provide convincing evidence for which BEB should be used.
Land Use Class NOx (g/m2) PM10 (g/m2)

Class A1 22.6 1.29
Class A3 - A5 75.2 4.32
Class A2 and Class B1 30.8 1.77
Class B2 - B7 36.6 2.95
Class B8 23.6 1.90
Class C1 70.9 4.07
Class C21 68.5 5.97
Class C31 26.2 2.28
D1 (a) 43.0 2.47
D1 (b) 75.0 4.30
Class D1 (c -h) 31.0 1.78
Class D2 (a-d) 90.3 5.18
Class D2 (e) 284 16.3
Source: Air Quality Neutral Planning Support Update: GLA 80371, April 2014
133
APPENDIX 6: ‘AIR QUALITY NEUTRAL’ EMISSIONS BENCHMARKS FOR TRANSPORT
Land use
CAZ Inner Outer
NOx (g/m2/annum)
Retail (A1) 169 219 249
Office (B1) 1.27 11.4 68.5
NOx (g/dwelling/annum)
Residential (C3) 234 558 1553
PM10 (g/m2/annum)
Retail (A1) 29.3 39.3 42.9
Office (B1) 0.22 2.05 11.8
PM10 (g/dwelling/annum)
Residential (C3,C4) 40.7 100 267
Source: Air Quality Neutral Planning Support Update: GLA 80371, April 2014
APPENDIX 7: EMISSIONS STANDARDS FOR SOLID BIOMASS AND CHP PLANT
Developments are to meet these emission standards along with the ‘air quality neutral’ benchmark
values. Where meeting these emission standards still does not allow the air quality neutral benchmarks
to be met, further reduction or offsetting measures would be required.
The emission standards are ‘end-of-pipe’ concentrations expressed at specific reference conditions
for temperature, pressure, oxygen and moisture content. Compliance with these standards should be
demonstrated based on monitoring undertaken on the actual installed plant or, where this does not
exist at planning application stage, based on manufacturer guaranteed performance levels supported
by type approval monitoring undertaken by the equipment supplier. At the very least, a statement
of intent to only include combustion plant within the development that meets these standards must
be made at application stage. Providing further details on actual installed combustion plant and
emissions performance prior to full operation of the development should be made compulsory by way
of planning condition. It is not permissible for emission factors (e.g. g/kWh, g/GJ etc) to be converted
into an equivalent concentration for compliance purposes.
Emission Standards for Solid Biomass Boilers and CHP Plant in the Thermal Input range
50kWth – 20 MWth
To deliver both reductions in carbon dioxide emissions and improve air quality a tiered approach
has been developed for applicable emission standards. This approach is based upon differentiation
according to the baseline air quality in the area of development and will be dependent upon whether
or not the development falls into the two tiers defined below.
Band Applicable Range
Baseline Annual Mean NO2 and PM10 Baseline 24-Hour Mean PM10
Band A > 5% below national objective > 1-day less than national objective
Band B Between 5% below or above national objective 1 day below or above national objective
The emission standards below are target minimum standards. If an assessment indicates that
significant air quality effects may occur even when meeting the emission standards, additional
measures (such as stack height increase, enforcement of more stringent standards etc.) should be
considered in order to produce an acceptable level of impact.
Emission Standards for Solid Biomass Boilers and CHP Plant in the Thermal Input Range
50kWth to less than 20MWth for development in Band A
135
Emission Equivalent
Likely Technique
Combustion Pollutant/ Standard at Concentration
Required to Meet
ApplianceA Parameter Reference O2 at 0% O2 (mg
Emission Standard
(mg Nm-3) Nm-3)
Spark ignition engine NOx 250 329 Advanced lean burn
(natural gas/biogas)B operation (lean burn
engines)
NSCR (rich burn
engines)
Compression ignition NOx 400 526 SCR
engine (diesel/bio-
diesel) B
Gas turbine C NOx 50 177 None above standard
technology for modern
turbines
Solid biomass boiler NOx 275 386 Modern boiler with
(including those staged combustion and
involved in CHP automatic control
applications) D PM 25 35 Modern boiler with
staged combustion
and automatic control
including cyclone/
multicyclone
All (stack heat release Stack discharge 10 ms-1 N/A Appropriate design
less than 1MW)E velocity of stack discharge
diameter to achieve
required velocity
greater than or equal velocity of stack discharge
to 1MW) E diameter to achieve
required velocity
Notes:
A
Combustion appliances operating less than 500 hours per annum are exempt from these standards
B
Emission standard quoted at reference conditions 273K, 101.3kPa, 5% O2, dry gas
C
D
E
The stack heat release can be calculated as per equation (3) in the D1 guidance note:
 283 
V 1 − 
 T 
Q=
2.9
Where:
Q = Stack heat release (MW)
V = Volume flow of stack gases at discharge conditions (Am3s-1)
T = Discharge temperature (K)
N.B. Stacks should discharge vertically upwards and be unimpeded by any fixture on top of the
stack (e.g., rain cowls, ‘China-man Hats’)
Emission Standards for Solid Biomass Boilers and CHP Plant in Thermal Input Range
50kWth to less than 20MWth for development in Band B
Emission Equivalent
Likely Technique
Combustion Pollutant/ Standard at Concentration
Required to Meet
ApplianceA Parameter Reference O2 at 0% O2 (mg
Emission Standard
(mg Nm-3) Nm-3)
Spark ignition engine NOx 95 125 SCR (lean burn
(natural gas/biogas)B engines)
NSCR (rich burn
engines)
Compression ignition NOx 400 526 SCR
engine (diesel/bio-
diesel)B
Gas turbineC NOx 20 71 Latest generation DLN
burners and / or SCR

staged combustion,
< 1MWth input automatic control and/
(including those or SNCR
involved in CHP
applications)D PM 5 7 Fabric/ceramic filter
≥ 1MWth input (includ- staged combustion,
ing those involved in automatic control and/
CHP applications)D or SNCR
PM 5 7 Fabric/ceramic filter
All (stack heat release Stack discharge 10 ms -1
N/A Appropriate design
less than 1MW)E velocity of stack discharge
diameter to achieve
required velocity
greater than or equal to velocity of stack discharge
1MW) E diameter to achieve
required velocity
137
Notes:
A
Combustion appliances operating less than 500 hours per annum are exempt from these standards
B
C
D
E
The stack heat release can be calculated as per equation (3) in the D1 guidance note:
 283 
V 1 − 
 T 
Q=
2.9
Where:
Q = Stack heat release (MW)
V = Volume flow of stack gases at discharge conditions (Am3s-1)
T = Discharge temperature (K)
N.B. Stacks should discharge vertically upwards and be unimpeded by any fixture on top
of the stack (e.g., rain cowls, ‘China-man Hats’)
APPENDIX
ENDNOTES
1
http://www.planningportal.gov.uk/uploads/
br/water_efficiency_calculator.pdf
2
Mayor of London. London Housing Design
Guidance (LHDG). LDA, 2010
3
Mayor of London. Housing SPG. GLA, 2012
139

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SUSTAINABLE DESIGN AND

LONDON PLAN 2011

Front cover photo: British Land

Copies of this document are available from www.london.gov.uk

A. Sustainable Design and Construction

B. The control of Dust and Emissions During Construction and Demolition

SUSTAINABLE DESIGN AND

CHAPTER 2 RESOURCE MANAGEMENT 23

CHAPTER 4 POLLUTION MANAGEMENT - LAND, AIR,

Appendix 5 ‘Air quality neutral’ emission benchmarks for buildings 132

FOREWORD This Supplementary Planning Guidance provides

It provides guidance on what measures

It also provides guidance on how boroughs can

I have made strong commitments to urban

OPEN AIR THEATRE HAWORTH

also demonstrating London’s innovation to sustainable design and construction.

• Siemen’s Crystal (BREEAM Outstanding

Full details can be found on the

1.2 SUSTAINABLE DESIGN AND

1.2.1 To support London’s resilience to a

1.2.2 The London Plan includes a further

POLICY 5.3 SUSTAINABLE DESIGN AND d minimising pollution (including

1.3 THE NATIONAL AND LONDON

LONDON 1.4 THIS SUPPLEMENTARY

implementation of London Plan Policy to addressing sustainability beyond the

The priorities set out in this guidance London.

STRUCTURE OF THE SPG

1.4.16 This SPG has the following format:

• Introduction – Background, Sustainable

1.4.17 Each section sets out the Mayor’s

1.4.18 The following is a summary of the

Figure 1.1 PLANNING POLICY FRAMEWORK

THE LONDON PLAN 2011

SUSTAINABLE DESIGN AND

SUPPLEMENTARY AREA ACTION NEIGHBOURHOOD

Table 1.1 SUMMARY OF THE MAYOR’S PRIORITIES AND BEST PRACTICE

SITE LAYOUT AND BUILDING DESIGN

Mayor’s best practice London Plan policy

New design of development

Mayor’s Priority London Plan policy

Mayor’s best practice London Plan policy

Developers are encouraged to incorporate equipment that 5.2, 5.3

Mayor’s Best Practice London Plan Policy

Climate change adaptation

Increasing green cover

Developments incorporate the recommendation of the 5.3, 5.12

• The Party Wall Act; 2.2.10 Mitigation measures can be included

• careful design of the shoring up

Impacts on neighbours from

2.2.26 Developers should give full care and SIGNPOSTS

2.2.29 Even in commercial schemes, lower • safeguarding south facing spaces;

2.3 SITE LAYOUT AND BUILDING

space, recreation space, child play SPG.

2.4 ENERGY AND CARBON

2.4.2 This SPG applies equally to residential

ENERGY AND CARBON DIOXIDE

Developments should be designed to meet

EFFICIENT ENERGY SUPPLY

Feasibility and viability

Facilitating district heating networks 2.4.18 When determining whether it is feasible

Site wide heating network and communal

2.4.28 Where there is an additional cost in

energy supplied by a communal heating energy-supply

2.5 RENEWABLE ENERGY